Housing targets a challenge for Green Wedge Shire

Published on 29 August 2024

Council has made a submission on the State Government’s Plan for Victoria, outlining how the Shire’s significant green wedge area would make it challenging to meet the proposed housing targets.

In June, the government released draft housing targets for all Victorian councils, as part of its preparation for a new Plan for Victoria, an overarching strategic planning vision for the State.

For Nillumbik, the draft target has been set at an extra 12,000 new dwellings by 2051, an increase of 53 per cent, and exceeds the growth anticipated by Council’s draft Housing Strategy and the State’s own population projections.

Nillumbik’s submission was considered and adopted at the 27 August Council meeting, responding to the proposed housing targets and the ‘Big ideas’ to inform a future Plan for Victoria, while making a number of recommendations.

Council argues that the proposed target is “significant and potentially unachievable”, given that 91 per cent of the Shire is outside the Urban Growth Boundary, designated as Green Wedge and cannot be developed for urban uses. Council does not support moving the Urban Growth Boundary.

The Shire faces unique planning and environmental constraints that make delivery of housing challenging, including steep topography, high tree canopy cover, and high bushfire and flooding risks. Nillumbik also faces significant public transport and connectivity constraints, particularly in our rural areas.

Independent analysis has found that the Shire could sustainably accommodate about 5,500 extra dwellings by 2051.

Most of these new homes, in meeting the State’s planning policy intent to have well located homes near shops, services and public transport, would need to be located in, and close to our Major Activity Centres of Eltham and Diamond Creek.

Nillumbik Mayor Ben Ramcharan said that Council recognised the need for more housing, but that new development has to be well-planned.

“We understand local government needs to play its part in addressing the housing supply issue, but a balanced and sustainable approach, rather than a ‘one-size-fits-all’ approach is required, particularly in consideration of the different needs and unique settings of our green wedges and their communities,” Cr Ramcharan said.

“Things can’t stay the same - we will see growth, and we will see change, particularly in our urban areas which are appropriately located near transport and services.

“However, our job is to ensure new housing and development is appropriate and balances other objectives such as enhancing neighbourhood character, the environment and tree canopy coverage, which make us so unique.

“We are also concerned about the significant cost burdens to Council in planning to accommodate the final housings targets, as well the additional and timely infrastructure and services needed to support the new dwellings and increase in population. These are costs that will ultimately be borne by our ratepayers.

“We call on the Victorian Government to engage in direct consultations with council on this issue and to release a draft Plan for Victoria for further consultation.”

Because of the implications the housing targets will have on both Nillumbik’s draft Housing Strategy and the Planning Scheme Amendments for the Major Activity Centre Structure Plans for Eltham and Diamond Creek, further work on these projects will await announcement of the final housing targets.

Options for the direction of these key strategies will be presented to the new Council in 2025, following the release of the final housing targets.

Council’s submission can be viewed at Participate Nillumbik.