Strategic Planning addresses Shoreham's strategic, statutory and heritage planning needs, consistent with the SCA's objectives. While the SCA’s focus is primarily on the needs of Shoreham and it's surrounds, in order to meet these needs we also engage with other coastal and hinterland villages on broader strategic issues of mutual interest through the Red Hill Ward Consultative Group.
Protecting the Buxton Open Air Chapel
- The existence of an open air chapel, the remains of which can be found in Buxton Reserve at the bottom of Marine Parade, is a largely unknown aspect of Shoreham.
- The chapel was built in the 1940s and for some years was an integral part of life at the YMCA Buxton Camp. It serves as a memorial to two young men associated with the camp who were killed on service during World War II. The Cyril Young Memorial Chapel (as it was formally dedicated) is now listed on the Victorian War Heritage Inventory. Please see Heritage, Victoria's web-site for further information.
- Buxton Camp no longer exists. Part of its land is now the Buxton Reserve under management of the Mornington Peninsula Shire (MPS) and the remainder, including the camp buildings, is in private hands. However, the open air chapel still remains on the Reserve for the public to visit.
- On the 11th July, the MPS published a Notice of Intention to Sell Land on which the Buxton Chapel sits. The Shoreham Community Association (SCA) and the Flinders District Historical Society (FDHS), and anyone else who may wish to protest the chapel’s sale, had until the 11th August to make submissions to show why the sale should not go ahead.
The latest news in protecting our open-air chapel is that Mornington Peninsula Shire Council has notified objectors that it will be convening a Committee to consider submissions and to hear from those who have requested to do so verbally. This is called a Section 223 Committee.
- Under Section 223 of the Local Government Act, persons can be invited to make a verbal submission to Council (or a Council committee) concerning various types of decisions such as its Intention to Sell Land - as in the case of Shoreham’s open-air chapel.
- The Chapel item has been listed for a Section 223 Committee Meeting on Monday 23rd October commencing at 6:30PM at the Council Chambers - 90 Besgrove Street, Rosebud. The meeting is open to the public should you wish to attend, but only those who have indicated they wish to be heard verbally are invited to speak.
- Should you have made a submission:
- Because there are other items on the agenda and due to the large number of submissions made in relation to the Chapel, each person will be limited to speak for 3 minutes only. Council suggests that, should you wish to be heard verbally, you should bring a written/typed copy to read from and to provide this to the committee clerk for minuting purposes.
- Should you be intending to make a verbal submission and wish to coordinate it with the Shoreham Community Association and others (in order to make the most of your 3 minutes of fame), please contact our Secretary, Kathryn Shain by e-mail ( firstname.lastname@example.org ) or telephone on 03 5989 8179.
The SCA and the FDHS are in the process of negotiating, with Council and with the owner of land adjacent to the Open Air Chapel, on ways to protect the chapel from further deterioration and maintain it into the future. An outline of the history and present situation regards the Chapel is set out below.
- The chapel formed part of the facilities at the YMCA Camp Buxton that was built around 1925, on land provided by the Buxton family. It was built in memory of Cyril Young, Chairman of the Camp Buxton Committee in 1939 and who died on active service in 1945. However, the still extant plaque on what remains of the lectern is dedicated to the memory of Ivan Charles Young, brother of Cyril, who died on service in 1942.
- In the 1990s, much of the Camp Buxton land was subdivided for housing with some land being added to the Buxton Reserve owned by the Shire. The buildings forming the old Camp Buxton were sold, along with associated land, into private ownership.
- Over the years the chapel seats have disappeared and the stonework has deteriorated but the chapel still remains a beautiful memorial not only to the two Young brothers but to Camp Buxton itself.
- Unfortunately, in the 1990s, when boundaries were surveyed for sub-division, the position of the chapel was not taken into account. This omission effectively placed about one third of the chapel land within the boundary of No 39 Marine Parade. The other two-thirds were left within Buxton Reserve. This anomaly is compounded by the fact that the part of the chapel on private land has a heritage overlay whilst the remainder on the public reserve does not.
- Ann Renkin, from the Flinders District Historical Society, provides a more detailed history of the chapel here.
- The Young family has created a web-site in honour of their relatives which contains further information about Cyril and Ivan Young's war service and also interesting photos and stories about Camp Buxton in particular. Please click here to visit it.
In February this year, both the SCA and FDHS received a letter from the MPS, in relation to the Chapel, setting out four options with regard to resolving the boundary anomaly:
- Maintain the current arrangement;
- Acquire part of the private property from the adjoining owner;
- Lease the Council owned section of the chapel to the adjoining owner;
- Sell the Council owned section of the chapel to the adjoining owner.
Both SCA and FDHS were requested to make comments prior to Council deciding on a way forward to best manage and preserve the site:
- Both organisations strongly urged MPS to pursue option No 2 ie to acquire part of the private property from the adjoining owner.
- What was not apparent at that time to either SCA or FDHS, was the fact that the owner of No 39 Marine Parade had already approached Cr Gill (Red Hill Ward) with a view to resolving the boundary issue in order that he could restore and preserve the chapel. It was this that prompted the present course of action by MPS and the Council.
- On 27th March, despite the response from SCA and FDHS, a report was given by MPS to Council concluding that the sale of the land to the adjoining owner was the most appropriate outcome ‘to resolve ownership, restoration and ongoing maintenance of the chapel site.’ Council adopted the recommendation to sell the land for $16,500.
- Neither SCA nor FDHS were informed of the contents of the report to Council. They found out when SCA attended, in relation to a different issue, the very Council meeting where the report was discussed and adopted.
- Following the decision of Council, SCA called an urgent meeting with Cr Gill and MPS Senior Property Officer to discuss the issue. A number of meetings between SCA, FDHS, Cr Gill, MPS and the owner of No 39 Marine Parade have since followed. All parties appear to have the same resolve, ie to restore the chapel as appropriate and to protect it from further deterioration; the way in which this is to happen has been the major subject of debate.
- Four SCA representatives and Neville Wale from the Flinders District Historical Society escorted our Mayor Bev Colomb and Councillors David Gill and Frank Martin on a site visit to the Chapel on 25th August. Council may elect to hold Section 223 hearings in due course so that interested parties can present their points of view.
To resolve the issue, SCA proposes the following:
- To obtain heritage protection over all of the chapel and precinct;
- The formation of an incorporated group - as a legally constituted body:
- with membership consisting of the Shire, the landowner, the SCA, the FDHS and any other interested individuals or parties
- with the goals of restoring the Open Air Chapel to the extent felt appropriate
- to effectively maintain the whole precinct on a regular basis and under the guidance of the MPS’s Natural Systems Team;
- to take responsibility for all of the Open Air Chapel precinct lying on both public and private land;
- to raise revenue for the chapel’s protection and future maintenance
- to raise public awareness of the significance of the Chapel
The McCrae Homestead Coastal Group Inc. is an example of this kind of organization at work.
This proposal has been put to both Cr Gill and to the owner of No 39 Marine Parade. A response is still awaited.
Further to the 11th July Public Notice of Intention to Sell Land, the SCA and FDHS are in the process of preparing written submissions to Council as to why the land should not be sold. Submissions are to be received at MPS by the 11th August. Oral submissions will also be made to Council in due course.
SCA and FDHS are very much hoping that this matter can be resolved prior to the matter being referred to Council and prior to making oral submissions. They feel if there is goodwill on both sides to protect the chapel, then agreement can be reached. However preparation of submissions needs to go ahead in the event that agreement cannot be reached.
What you can do
If you feel the land on which the chapel sits should not be privately sold, or if you wish to discuss this matter further, please contact one of the SCA Planning Sub-Committee members, below. We would also love to hear from you if you have any information about the history of the YMCA Camp Buxton or the Chapel. This will be of interest to the FDHS in any event.
The petition and opportunity for formal objections to Council has now closed.
For further information:
Peter Renkin 0448 319 719; Sue Boggan 0404 180 957; John McMahon 0411 142 731; or Kathryn Shain 0457 203 630. Or contact email@example.com
Mornington Peninsula Green Wedge and Coastal Village Planning Issues
As part of the Red Hill Ward Consultative Group, the Shoreham Community Association, in conjunction with other community groups in the Red Hill Ward, is in the process of challenging recent State Government changes to planning provisions. The changes could adversely affect the character of Shoreham and the whole of the Mornington Peninsula.
The most important changes, that became operative in March 2017, are:
- An increase to the building height limit and number of storeys allowable in General Residential Zone (GRZ). Much of the residential areas of the Peninsula, including Shoreham, is covered by the GRZ (see the map below for Shoreham).
- An increase in the threshold costs for development that can be fast-tracked through the VicSmart scheme. See https://www.planning.vic.gov.au/planning-permit-applications/vicsmart for more information.
For more details on the changes, please see: Shoreham Village Planning Issues.
Community Meeting with Professor Buxton (RMIT)
- On Thursday 22nd June, a community meeting was held in Hastings at which Professor Michael Buxton (from RMIT University’s School of Global, Urban and Social Studies) spoke.
- To an audience of more than 300 people, he gave a history of State Planning, particularly as it affects zoning, and outlined the unfortunate consequences for towns and villages on the Peninsula if the March 2017 amendments to the Planning Provisions are not challenged.
What the changes mean for Shoreham
In 2014, the State Government ‘reformed’ residential zones across the state. The result was that most of the residential areas on the Mornington Peninsula were re-zoned General Residential Zone (GRZ). Much of Shoreham is now included in the GRZ (see areas shaded musk pink in the map below).
Shoreham is now divided into the following zones - (see map above):
- Two residential zones – General Residential Zone (GRZ) and Low Density Residential Zone (LDRZ);
- Two sets of properties in the Commercial 1 Zone (C1Z) – the new Post Office site development and three blocks on the corner of Byrnes and Prout Webb Road (presently housing and the former General Store);
- Other zones – eg Special Purpose, Public Use and Reserve Zones.
- A Green Wedge Zone (GWZ2) that surrounds the village.
The GRZ is the most affected by the recent amendments:
- In 2014, the GRZ included a mandatory building height limit of 9 metres with a maximum of 2 storeys.
- The amendments have increased those limits to 11 metres and 3 storeys.
The LDRZ and C1Z have not been changed. These zones have no mandatory height or storey limits – but see "Overlays" immediately below.
In addition, Shoreham is subject to the following "Overlays":
- Design and Development Overlays (DDOs). There are 4 DDOs over Shoreham -
- DDO2, DDO3 and DDO6 in relation to residential areas, and
- DDO15 in relation to the two commercial areas;
- Other overlays relating to landscape, environment, erosion, inundation, vegetation and heritage.
- DDO2, 3 and 6 are intended to ensure that development is responsive to the environment, landform, site conditions and character of areas - in particular coastal, bayside and rural residential areas.
- DDO2 and 3 both contain mandatory height limits of 8 metres and a 2 storey limit. These requirements cannot be varied with a permit.
- DDO6 contains these limits but they are general requirements only and are not mandatory.
- DDO15 contains a mandatory height limit of 8.5 meters and a 2 storey limit.
How do Zone and DDO Overlays fit together?
- The DDOs provide control on building and development within the various residential and, in some cases, commercial zones. They are the strongest form of local control in the Victoria Planning Provisions, introduced by the Mornington Peninsula Shire (MPS), and were not changed with the recent State amendments.
- Controls (eg over height) in DDO2, 3 and 6 have, prior to the amendments, fitted more or less with controls set out in the zones, but they provided more clarity.
- However, since March 2017, there is a considerable discrepancy between the controls in the GRZ and those contained in DDO2 and 3 that overlay much of the residential areas covered by the GRZ - especially the difference between 8 and 11 metres and between 2 and 3 storeys.
- Although it is hoped that the DDOs will prevail over the state amendments, there is now some uncertainty about this, due in part to the lack of community and local government consultation prior to the introduction of these far reaching changes.
Effect of changes elsewhere on the Peninsula
- There are a number of towns and villages on the Peninsula, now included within the GRZ, that have no development control through a DDO. This means that much of the Peninsula will be open for 3 storey developments of up to 11 metres as-of-right.
- This will undoubtedly have significant consequences for the whole character of the Peninsula and threaten the present neighbourhood/coastal/rural village character that is prized by residents and visitors alike.
- It is difficult to clarify what specific effect these changes will have to Shoreham or the Peninsula as a whole. But it is clear that the changes to the threshold costs of developments processed through VicSmart will mean far more development will go ahead with no avenue for objection or appeal by those affected by development.
- The combined effect of the changes to VicSmart and changes to the GRZ could have far-reaching and damaging consequences for Shoreham and the Peninsula.
What is being done?
Housing and Settlement Strategy (HSS)
- MPS is finalising a HSS to clarify future development over the Peninsula.
- MPS has released a draft for comment at https://www.mornpen.vic.gov.au/About-Us/Have-your-say/Have-Your-Say-Housing-and-Settlement-Strategy
- Comments are requested by Monday 25th September.
- Meanwhile, MPS proposes the introduction of an Interim DDO to control development in those areas not presently protected by a DDO.
- The Interim DDO will contain a maximum height of 9 metres with a 2 storey limit and will be applied across the townships of Capel Sound, Rosebud, Dromana, Mount Martha, Mornington, Baxter, Somerville, Tyabb, Hastings and Bittern.
- The Interim DDO is intended for a two year period only, giving MPS the chance to finalise the HSS and to push for the introduction of further building controls through more permanent DDOs and/or a change of zoning from GRZ to Neighbourhood Residential Zoning (NRZ). Since the recent state changes, NRZ has a mandatory height limit of 9 metres and a maximum limit of 2 storeys. These are the same as specified in the proposed Interim DDO. This would better protect the neighbourhood character of the majority of towns and villages across the Peninsula.
Clarification of planning matters
The Shoreham Community Association (SCA) has:
- Written to the Minister for Planning requesting confirmation that the DDOs presently in place over areas of GRZ, particularly in Shoreham (ie DDO2, 3 and 6), will not be affected by the recent State Government changes and will still provide control over development;
- Written to the Minister for Planning lending support for the MPS proposal for an Interim DDO over otherwise uncontrolled areas;
- Written to Carl Cowie, CEO of MPS, supporting MPS in its endeavor to implement the Interim DDO that will allow the HSS to be finalized and supporting the introduction of more permanent DDOs and/or a change from GRZ to NRZ for most residential areas of the Peninsula.
SCA will keep you informed of any response.
- A Petition has been prepared by community group Peninsula Speaks calling on the State Government to protect the Peninsula against inappropriate development. It is important that as many ratepayers/residents of the Peninsula sign the Petition as possible.
- NB: On-line petitions are not allowed - the Petition should be downloaded and printed (click here to download the petition).
- An explanation of the Petition can be found here.
- It is important that the petition is filled out correctly and names and addresses MUST BE PRINTED to be acceptable.
- Completed pages should be posted to PO Box 463, Dromana, 3936.
- The Petition can also be found at the Shoreham Post Office.
If you have queries about the changes to the planning provisions please contact one of the following persons who represent the SCA Planning Sub-Committee:
- Sue Boggan 0404 180 957
- John McMahon 0411 142 731
- Kathryn Shain 0457 203 630
- Peter Renkin 0448 319 719.
Or e-mail firstname.lastname@example.org .
Area Vegetation Pruning (AVP) Program
A meeting with MPSC officers and SCA representatives was held on 30th November 2016 to discuss concerns raised by residents regarding removal of certain vegetation and specific trees which adversely impacted Shoreham’s tree canopy and wildlife corridors.
At issue were differences in understanding between how the program should apply to the unmade roads in our coastal village versus the roads of more populated townships. Whilst road safety was high on Council’s agenda, we raised the point that clearing of vegetation contributed to increased traffic speed. Shoreham tends to respect pedestrian usage and passive roadways.
The AVP Program is planned for every five years. The meeting was a positive step in working through the issues towards improved outcomes for the future. In future, the SCA will be able to meet with Council to address the work to be carried out beforehand - to hopefully allay future concerns.
The SCA encourages residents to assist in caring for Shoreham by keeping the front of their properties cleared of weeds. Any plantings close to roadsides need to be low. We suggest native grasses, species of Dianella or similar. In this way, we would contribute to retaining the natural ambience along Shoreham roads and reduce the need for heavy pruning in future.
Note that power line contractors prune trees in the area every 5 years in a separate program.
For further information contact Sue Boggan on 0404180957.
Post Office Site - March 2017
The Post Office development is well on its way after commencing in late August. It is ten years since the proposal for two three storey, two-bedroom aged care apartments with underground parking was proposed by an oversees syndicate for the centre of Shoreham. The proposal saw the formation of the Shoreham Taskforce (now part of the Shoreham Community Association) that fought hard to prevent the inappropriate nature of the development – see the summary of the Taskforce's achievements for more details . There has been ongoing liaison with the present owner to achieve a satisfactory result. The position will continue to be monitored.
Works continue steadily at the Post Office with its steel framework now revealing the scale, structure and shape of this new addition to Shoreham.
Your Task Force representatives have met with the Building Manager following up details and questions that have arisen. Car parking needs, combined with those of The Common, are currentlybeing addressed with Council Planners and the Building Manager. The stages of the development are:
- The foundations.
- A new extension to the Post Office building. On completion, the Post office will be moved into this whilst the present post office building is renovated.
- The shop framework will be built on site and constructed in units. These will form an open moveable space which can either be individual shop fronts or one whole one, depending on whoever leases the space.
- Four holiday flats will be erected above the shops. This will be done concurrently.
- A deck will run the length of the development with a shade sale for sun protection.
- The shed that had to be taken down will be the last building to be rebuilt. Given the Shire’s planning scheme, the Fire overlay dictates materials that must be used. The future shed/café will have an internal steel frame. Recycled materials from the owner’s sheep station in Northern Victoria will be used in the internal reconstruction.
- A lift will be fitted at the rear of the decking to give disability access to the flats above.
- There is also disability access to the left front of the development.
- Car parking will be at the rear for the holiday flats and as angle parking in front of the development.
The Project Manager has made copies of the plans available; they are now on continual display at the Post Office.
We wish to acknowledge Leo Maher and the extensive and valuable time he gave to the Taskforce.
For enquiries please contact one of the SCA Taskforce members: Peter Renkin 5989 8818 or 0448 319 719; Sue Boggan 5989 8501 or 0404 180 957; or Rob Patrick 5989 8963 or 0408 429 944.
Shoreham Village Taskforce
Read the background to this group which has worked over many years to preserve the amenity of our coastal village.
Black Spot Commonwealth Government Roads Program
In mid-December 2015, the SCA Executive met with Minister Greg Hunt MP to gain his support for securing a Commonwealth grant enabling construction of safer road infrastructure at dangerous Shoreham road intersections. These dangerous intersections are where the Frankston-Flinders Road intersects with Nelson Street, with Byrnes Road (both north and south ends), Myers Drive, Higgins Lane and with Beach Road. SCA’s aim is to prevent the risk of a serious accident at one of these intersections - for example by the construction of slip/turning lanes at the Nelson Street intersection.
The Australian Government’s ‘Black Spot Program’ funding round for 2017-18 is now open. The program identifies high risk locations and funds measures to prevent accidents that cause death and/or injury.
During discussions with Mr Hunt, SCA was told he will support our application for ‘Black Spot Program’ funding. The SCA has made a Nomination for this funding that has been endorsed by the Shoreham Rural Fire Brigade. A letter of endorsement from the Mornington Peninsula Shire is also sought. Mr Hunt will submit the Nomination and supporting letters.
To date, no further information received. SCA has therefore requested another meeting with Mr Hunt to progress the matter. Recently appointed Red Hill Ward Councillor, David Gill, has also been alerted to our concerns so that he can progress the matter within Council.
Refusal of Planning Application to demolish heritage listed ‘Alavina’, 16 Beach Road
The owners of ‘Alavina’ sought Council approval to demolish the heritage-listed house in Beach Road. In 2013 parcels of land were removed from a larger heritage overlay area covering nos 14, 16 and 18 Beach Road, leaving the Shire to make a historical assessment of ‘Alavina’ and an assessment of the adjacent timber cottage. This has not been done and the owners are allowing the buildings to deteriorate.
SCA submitted an objection to the application to demolish based on the fact that:
- heritage planning procedures were determined following an independent Hearing in April 2013;
- MPS has not completed its task as set by the Hearing; and
- restoring ‘Alavina’ will make it a valuable asset.
SCA has been told that Council have refused the application to demolish. The owners have the right to appeal to the Victorian Civil and Administrative Tribunal.
Former General Store Site - March 2016
The attention of the developer has also focussed on draft drawings for the former General Store site.
The SCA Committee recognises how important this development is to Shoreham people. When draft plans were drawn up by the developer’s agent, the SCA Taskforce handed these to the panel of local Architects (advisers to the Taskforce) for their opinion. Late last year the Architects and the Taskforce met with the owner’s agent to discuss his drawings. It was agreed that the Architects prepare alternative designs.
It is hoped that when ready, the Architects draft alternative plans for the site will be presented by the SCA at a public meeting in order to seek comment from the Shoreham people. The SCA Committee will seek a mandate from the meeting to enable it to represent the voice of Shoreham to the developer and to the Shire.
Red Hill Ward Consultative Group (RHWCG) and Residents' Association Meetings (RAM)
The RHWCG brings representatives together for bi-monthly discussions in the Shoreham Hall. The Group’s name reflects our local government electoral ward which covers 75% of the Mornington Peninsula Shire’s area. Other communities directly represented include Balnarring, Balnarring Beach, Merricks Beach, Merricks Township, Somers, Flinders, Cape Schanck and Red Hill. There is also a representative from “Peninsula Speaks”.
The RHWCG helps to shape the collective future for the Ward by providing a platform for community associations to exchange information, network and discuss strategic issues. It enables discussion on a range of matters that can then be voiced at the Residents' Association Meetings (RAM).
RAM was an initiative of our former Red Hill Ward Cr. Tim Wood whereby all community associations across the Red Hill Ward could send representatives to meetings every two months to air and discuss matters of common concern. Our current Councillor, David Gill, has committed to keeping the meetings going and we look forward to continue collaborating with our colleagues from other towns and villages in our ward. Submissions are made in advance of each meeting.
If you wish to raise matters of significance to the broader ward please contact the SCA representatives Peter Renkin (President, SCA ) or Sue Boggan (SCA Planning Sub-committee).