Planning Overlays
Planning overlays are regulatory tools used in urban planning to manage specific geographic areas based on unique environmental, historical, or infrastructural characteristics. These overlays impose additional controls and guidelines on top of the base zoning to address issues such as flood risk, heritage conservation, environmental protection, and landscape preservation. They ensure that developments within these areas are conducted in a manner that mitigates risks, protects significant features, and maintains the overall character and sustainability of the community. By applying tailored requirements, planning overlays help balance development needs with the protection of vital community assets and natural resources.
Find out more about the following overlays:
Heritage Overlay (HO) is a planning control used to protect or enhance heritage places with cultural or natural significance, both at a local and state level. It covers a wide variety of areas, including individual buildings, a specific property or whole precincts. It typically applies when changes are needed in the exterior or interior of the property, such as demolishing a protected building, changing the original facade, adding extensions at the rear of the property, and cutting down historical trees, among others. If your property belongs in a heritage overlay area, it is important to remember that you may need planning permission to make modifications within the area.
BMO - Bushfire Management Overlay
Bushfire Management Overlay (BMO) includes areas that have a high possibility of being impacted by bushfires. Properties found in a BMO are required to conduct BAL assessments, which evaluate the extent of the property’s possible vulnerability to bushfires. Activities that take place in a BMO area typically need to adhere to certain standards regarding vegetative management to ensure safety from fire hazards.
ESO - Environmental Significance Overlay
The Environmental Significance Overlay (ESO) aims to protect areas in Australia with identified environmental value from inappropriate development. These areas include waterways, creeks, natural habitats and areas with ecological and geological features. ESO is an important planning control for promoting sustainable development and preserving natural habitats.
VPO - Vegetation Protection Overlay
Vegetation Protection Overlay (VPO) is a planning control that aims to preserve existing vegetation, promote regeneration of native plants and trees and keep and enhance habitat for native animals. There are guidelines you need to follow before conducting tree removal, pruning and lopping in order to protect trees, shrubs and other native plant species.
SBO - Special Building Overlay
The Special Building Overlay (SBO) is a planning control used to identify urban areas that have a high risk of flooding by stormwater or overland flows from rainfall-runoff. Typically, developments in SBO areas have specific restrictions and requirements, such as using materials that can withstand exposure to water or raised floor levels.
PAO - Public Acquisition Overlay
Public Acquisition Overlay (PAO) is a planning control used by the Minister, public authority or local council to identify land that is proposed to be acquired for public use, such as infrastructure projects like roads, railways, schools and parks. After a PAO is applied to a specific area or property, it generally remains until that land is required for its use.
