Bells Beach Hinterland Planning Amendment - Make Your Submission to Protect Bells by 19 June 2017

Dear Fellow Lovers of Bells Beach Surfing Recreation Reserve, Following on from the disastrous decision made by VCAT to allow the tourist accommodation development at 130 Bells Road Bells Beach, we have looked at all planning and legal avenues and based on current legislation, unfortunately it appears challenging the VCAT decision is not a viable option. We made contact with title-holders for the land, Ian & Phillip McNaughton, a number of times to discuss ways that the development could be altered without creating a legacy of commercial development in the hinterland. Unfortunately they declined to meet with us. In response to VCAT overturning community position and the Council’s decision, and after various reports in 2014 & 2015, the Surf Coast Shire has put their Bells Beach Hinterland Planning Amendment on display for public comment, closing on June 19. Please see link: http://planning-schemes.delwp.vic.gov.au/updates-and-amendments/amendment?id=1196F789BEF165B1CA2581150019FC7F&_ga=2.59077797.945507578.1496221704-1042312277.1493349493 The hinterland (may also be referred to as "viewshed"), is the rural land surrounding the beaches and cliffs of Bells Beach and is also the first wonderful welcome view of Bells Reserve and its approaches. Maintaining the natural beauty of the hinterland is critical to the overall experience of visiting and surfing at Bells. If the hinterland is developed for commercial and/or other reasons it increases pressure for the Bells Reserve itself to be developed and we all know that should never happen. There are several files in the link so if you don’t have much time the best ones are those with the words ‘track changes’ in their titles so you can see what the amendments are. Surfrider Foundation are in the process of making a submission and if you also wish to preserve the natural environment, landscape values, wildlife habitat, indigenous heritage, rural aesthetic and enriched Bells Beach experience provided by the hinterland surrounding Bells we kindly ask you to also make a submission – Please write to the Surf Coast Shire at info@surfcoast.vic.gov.au or at PO BOX 350, Torquay, 3228 by 19th June. Many thanks. Here are some issues that you may like to include in your submission. The following areas of the Surf Coast Shire planning scheme need to be strengthened: • Clause 10: Operation Of State Planning Policy Framework The main reason we lost at VCAT relates to Clause 10 of the planning scheme, which says to determine whether a proposed development complies with the overall intent of the planning scheme, regardless of whether specific clauses say a type of development should be discouraged. It becomes a subjective process open to the interpretation and biases of individual council officers or VCAT members. There should be no grey areas and we believe this section should be removed. Some of the planning policies seek to protect the Bells hinterland, protect the natural environment and protect rural communities, (eg. Clause 21.06 states "Oppose further subdivision and tourist development especially around Bells Beach and the Point Addis area"), but there are other policies, (in the tourism strategy for instance), that seek to encourage tourist and other commercial developments in rural areas. We believe that instead of Clause 10, there needs to be a hierarchy that says where two or more policies contradict each other, the policy that protects the natural environment takes precedence every time. This will create better consistency and the planning process can move forward with certainty. Everyone will know where they stand without having to campaign every time a developer tries to push the boundaries. • Clause 12.02-4: Environment & Landscape Values. This clause encourages suitably located and designed coastal and marine tourism opportunities, however the Bells Beach hinterland requires a special exclusion from this clause. • Clause 21.04-2: Tourism. This clause says, ‘To enhance and expand the tourism industry whilst protecting the environmental, landscape and cultural values of the Shire and the lifestyle of its residents’. The clause needs to have an exclusion added that clearly states that the Bells Beach hinterland is not to be an area where the tourism industry is developed and expanded. Part 21 of the Planning Scheme includes planning strategies for towns like Lorne, Bellbrae and Moriac etc. Given the recurring pressure for Bells Beach and surrounds to be developed, we believe that Bells Beach should have its own strategy too. The strategy should be one that: • Protects the natural environment • Retains the rural landscape • Protects the visual amenity of the hinterland/viewshed • Respects the remote and isolated experience that people have when using the reserve • Retains the feel of the recreational surfing experience • Recognises the importance of the surfing culture and the income that it generates for Torquay and the Surf Coast which is largely underpinned by Bells Beach • Recognises that there is far more monetary value and benefit to the community by preserving the natural and heritage values of Bells Beach rather than allowing a handful of developments for short term gain and/or for only a few people - the developers The suggested improvements appear to be effective, however, we believe that it should be stated that small additions to properties could be permitted, such as water tanks, sheds and out buildings primarily used for storage, but not for habitable spaces or commercial activity. Thanks for showing your deep Love and support of Bells Beach Surfing Recreation Reserve by signing the petition, passing it on to their friends and family, and engaging with our social media posts. Your support is greatly appreciated and making a submission to Surf Coast Shire by 19 June is another way you can have meaningful, valuable input to co-create a positive future for Bells Beach and the beautiful surrounding hinterland. If you would like to assist Surfrider Foundation further why not consider becoming a member. For more information please go to: https://surfrider.nationbuilder.com/membership If you'd like to be involved with the Surf Coast Branch please feel welcome to email us at: surfcoast@surfrider.org.au