Position on a Specific Vegetation Planning Overlay for Beaumaris Residential Land: August 1999
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|The BCS Inc. Position was initially developed after discussion with State and Council town planning officers, and modified on the above date. It seeks to conserve permanently as habitat suitable for existing and future vegetation, particularly indigenous vegetation, certain small strips of land on each lot of residential private land in Beaumaris, before, or as soon as, development on that strip is proposed. For those strips to be effective as such habitat, approval for any future development on that lot must include controls to ensure that the majority of the surface of those strips is not artificially covered so that natural absorption of rainfall is substantially altered, that drainage is such that the strips become neither too dry nor too wet for indigenous vegetation to be sustained, and that structures to be approved on the lot, or other lots, would not be such as to prevent full direct natural sunlight reaching the surface of most of each strip for at least, and preferably much longer than, two hours per day on any day of the year, including the winter solstice.The Position of the Beaumaris Conservation Society Inc. is identical to that set out in the Policy Statement No. 3 of the Port Phillip Conservation Council Inc. (copy attached) with the following exceptions:(a) Beaumaris-wide: It applies to the strip within 8 m of the front boundary on all residential private land lots in Beaumaris where that boundary abuts public land (all streets), and not just to the private land abutting the public land adjoining the coastline of Port Phillip. It accepts a single driveway only, to either of a single carport or garage set back by from the front boundary by at least 4 m, or a double carport or garage set back by at least 8 m, these being close to one of the side boundaries. The part of each future front fence or wall above one metre need not be open mesh, but it should not block from passers-by most of the view of the vegetation or potential vegetation that could be seen if it did not exist. A strip of land within at least 1 m of each remaining boundary on each lot should be controlled to achieve the aims stated in the opening paragraph above.|
(b) No Prior Clearing: It supports a requirement, for any lot of private residential land for which approval to redevelop is received, that within the twelve month period immediately prior to the receipt of that approval, no clearing of vegetation shall have taken place on a 1 m strip along the boundary or on the 8 m deep strip on the front boundary and that specific permission for clearing of such vegetation accompanying the approval for the development can only be given by a resolution of the Council that has been passed in the light of Council having first received a written report on the extent and nature of plant species existing on those strips during that 12 month period and beforehand to the extent known (e.g. aerial photographs), and in particular the number and size of each of any indigenous Beaumaris species there including all those listed in Table 1 attached. It expects that the Vegetation Overlay will provide to the greatest extent possible for the retention of such indigenous species and their succeeding generations of similar indigenous species, and their habitat, and pay regard to retaining both canopy and understorey for corridors between existing vegetation nearby and on public reserves and golf course land used by wildlife and avifauna. It supports a requirement that breach of these requirements should result in an effective deterrent, such as a substantial fine.
(c) Protection of All 450 mm Trunks: It supports a requirement prohibiting removal or damage to any existing plant where the trunk diameter exceeds 450 mm measured at one metre along the trunk from the nearest surrounding natural ground surface on private residential land, other than noxious or defined environmental weeds, without specific written approval of Council on stated predetermined grounds, but to the extent that such plant obstructs development that would, but for the plant, receive a permit, an owner should be able to apply in writing for Council to initiate a land revaluation relative to neighbouring land recognizing the prospective sale value foregone by the retention of the plant resulting in lower rates and charges. Notwithstanding that prohibition, provided that a documented submission by the owner results in the Council responding with written advice that it is satisfied that the plant in question is most likely to have not been on the site before 1995, the owner may remove or modify the plant two or more weeks after having considered Council’s written response to the submission, and advised Council in writing of the action that the owner then decides to take.
(d) Protection of 300 mm Trunks on Front Strip: It supports a requirement as for (c), but for diameters between 300 and 450 mm, and restricted to the 8 m strip from the front boundary of private residential land.
(e) Landscape Plan: A landscape plan should form part of each development application to record the types, numbers and location of the existing plants on the site and to indicate the types, numbers and location of the plants, preferably indigenous, for which planting is to be undertaken, on most of each of the boundary strips, as a condition of approval for the development. The implementation of the landscape plan should be a condition of the development, there should be an incentive for the successful implementation of indigenous planting, and enforcement should apply. Failure to meet the conditions should attract a penalty, to act as an effective deterrent to such offences, on whomever the owner of the land is, for a period of at least five years after the date of approval.
|PORT PHILLIP CONSERVATION COUNCIL INC.|
Telephone 03 5987 1583 12 Burton Street
PPCC Inc. Policy Statement No. 3Planned Planting Area Abutting Public Land Along the Coastline of Port Phillip
|SUMMARY:Public land bounded in part by the coastline of Port Phillip is, in the direction along the coast, generally long, but its width between that coastline and other land abutting it is usually very much less. Much of the limited and, in relation to population growth, increasingly inadequate area of public coastal land is very close to that abutting land. Increasingly, the appearance and nature of developments on that abutting land close to its boundary with the public land are having adverse effects on the amenity of the coastal land.|
Legislation should require that, of the abutting land nearest the public land, a minimum width, which could be termed a Planned Planting Area, be subject to certain restrictions on its future development in order to improve the impact of that abutting land on the amenity of the coastal land, and limit adverse impacts, even if compensation is necessary. For the purposes of this policy a public road reservation is regarded as part of the public coastal land if the land between it and the coast is all public land.
Minimum Width of Planting Area: The minimum width of the Planned Planting Area abutting the above boundary, for which legislation should restrict future development, should be eight metres. This distance gives room for large trees to provide suitable screening of developments on the abutting land. It is less than the front setback from boundaries that has applied to land in Victoria for many years.
Height of Fences, Walls and other Structures: No further fence or wall should be built on the Planned Planting Area or on its boundaries, other than the landward-most one, with any part of it being at a height of more than one metre above ground level, unless the part above that height is of an open lattice or mesh construction with the majority of the elevation area being open, to enable vegetation to be planted behind it and to be noticeable and visible from the public land. In no case should any such fence or wall above two metres in height be built on the Planned Planting Area. No further structures should be built on the Planned Planting Area to a height greater than one metre above ground level.
Ground Coverage on the Planting Area: The Planting Area is instituted to let vegetation be retained and established on it. Its natural ground surface must therefore, apart from the minimum necessary path and driveway into the landward part of the property, not become extensively paved, surfaced or covered with water. Barriers must be built and maintained to prevent access to the Planting Area by vehicles. The Planting Area must not have goods, materials or waste occupying it at any time.
Vegetation on the Planting Area: Planning authorities should encourage, possibly by incentives, the removal of incompatible development and environmental weeds, the retention of other existing vegetation, and the planting of predominantly indigenous vegetation of a range of sizes, and species.
This original version of PPCC Inc. Policy Statement No. 3 was adopted by a General Meeting of the Port Phillip Conservation Council Inc. on 27th April 1998.
Table 1: Trees and Tall Shrubs Indigenous to Inland Beaumaris
From Sandringham Environment Series No. 3, Dr J.H. Willis 1989 (Published by the former Sandringham City Council) No. Common Name Scientific Name Flowers Approx.
(Generally the scientific Size
names shown are those as in (metres)
1 Hedge Wattle Acacia paradoxa Yellow balls 2 – 3.5
2 Coast Wattle Acacia sophorae Yellow spikes 2 – 6
3 Black Wattle Acacia mearnsii Cream balls 4.5 – 7
4 Blackwood Acacia melanoxylon Cream balls 6 – 10
5 Spike Wattle Acacia oxycedrus Golden spikes 2.5 – 3.0
6 Wirilda Acacia retinodes Yellow balls 3 – 6
7 Sweet Wattle Acacia suaveolens Cream balls 1 – 2
8 Lightwood Acacia implexa Cream balls 3 – 8
9 Coast Banksia Banksia integrifolia Lime green in 3 – 13
10 Silver Banksia Banksia marginata Pale yellow in 1.5 – 4.5
11 Sweet Bursaria Bursaria spinosa Cream & 2.5 – 6.5
12 Drooping She-oak Allocasuarina verticillata Cones or male 4.5 – 7
13 Dwarf She-oak Allocasuarina pusilla Red-brown, 0.5 – 2
14 River Red Gum Eucalyptus camaldulensis White 8 – 24
15 Swamp Gum Eucalyptus ovata White 6 – 12
16 Wedding Bush Ricinocarpus pinifolius Creamy-white, 1.5 – 2.5
17 Manna Gum Eucalyptus viminalis White 6 – 10
18 Cherry Ballart Exocarpus cupressiformis Red fruit stalk 3 – 8
19 Coast Tea Tree Leptospermum laevigatum White 3 – 5
20 Prickly Tea Tree Leptospermum juniperinum White 1 – 2
21 Silky Tea Tree Leptospermum myrsinoides White 3.0 – 4.5
22 Common Cassinia Cassinia aculeata White or cream 2 – 3
23 Golden Spray Viminaria juncea Yellow pea 2.5 – 4.5