Amendment C314morn – EMO7 update
Amendment C314morn proposes to update interim Erosion Management Overlay – Schedule 7 (EMO7) to improve the mapping and planning requirements for land susceptible to landslides on the Peninsula.
The Victorian Minister for Planning first introduced the EMO7 across parts of the Mornington Peninsula in January 2026 via Amendment C312morn, following urgent recommendations from the McCrae landslide Board of Inquiry.
The purpose of EMO7 is to help ensure new development is safe from landslides by addressing risks through the planning permit process.
The EMO7 was originally applied to all land not already covered by an Erosion Management Overlay and identified as highly susceptible to landslides in the Landslide Susceptibility Assessment, Stage 2, Mornington Peninsula Shire, Victoria (Cardno Lane Piper, 2012) (Cardno 2012 Report). This remains the best landslide susceptibility mapping available for the Peninsula.
That mapping has now been thoroughly reviewed and updated by geotechnical experts. As a result, Amendment C314morn proposes to substantially reduce the number of properties currently affected by the EMO7 from about 33,000 to 6,000, refine mapping for properties remaining in the EMO7, and add about 360 new properties to the EMO7.
To make it easier for landowners in the EMO7 who want to develop their land, the amendment will also reduce red tape and streamline the planning permit assessment process.
EMO7 will continue to apply on a temporary basis, until Council completes a new Shire-wide landslide susceptibility study to develop and apply permanent controls to replace the EMO7. This will take about 2-4 years to complete, including a full planning scheme amendment and public exhibition process. Council recently appointed a consultant to begin this work.
Council has asked the Minister for Planning to fast-track approval of Amendment C314morn and will notify landowners when a decision is made.
Where can I see the updated EMO7 mapping?
What is the EMO7?
The EMO7 is a temporary planning control that sets out rules to help ensure new development in landslide-prone areas is safe.
Why is Council updating EMO7?
To help protect people, property and the environment from landslide risks while minimising red tape for landowners until permanent planning controls are put in place. New controls will be developed and applied in about 2-4 years after Council completes a comprehensive new landslide susceptibility study of the whole Peninsula. Council recently appointed a consultant to begin this work.
When did Council decided this?
At its meeting on 11 August this year. You can read the agenda and minutes of this meeting, which explain Council’s decision here.
What information is the updated EMO7 mapping based on?
It’s based on peer reviewed, expert geotechnical advice including:
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Field inspections of several areas on the Peninsula, including McCrae, Red Hill, Rye, Blairgowrie, Mount Eliza, Mount Martha and Portsea.
Why is Council still using data from 2012?
Because the Cardno 2012 Report remains the best available information about landslide susceptibility on the Peninsula. Council is undertaking a comprehensive new landslide susceptibility study of the Peninsula to inform permanent new planning controls, but this will take 2-4 years to complete. Council recently appointed a consultant to begin this work.
Why is the EMO7 being removed from so many properties?
Because the geotechnical experts used modern mapping techniques and better information than was previously available when the 2012 Cardno Report was prepared to more accurately identify landslide prone areas. The existing EMO7 mapping was found to be overly granular in some areas, picking up minor existing man-made earthworks (such as retaining walls) or small localised slopes which pose minimal landslide risk. The updated mapping proposes to delete these areas from the EMO7.
Why does the revised mapping include my land?
Because the geotechnical experts used modern mapping techniques and better information than was previously available when the 2012 Cardno Report was prepared to more accurately identify landslide prone areas. Areas proposed to be added to the EMO7 generally include a buffer zone at the head and toe of natural slopes where new development could increase risks if not carefully managed.
Why does the revised mapping increase the EMO7 on my land, or change where it applies?
Because the geotechnical experts used modern mapping techniques and better information than was previously available when the 2012 Cardno Report was prepared to identify landslide prone areas.
The EMO7 is proposed to increase in some areas to capture a buffer zone around the head and toe of natural slopes where new development could increase landslide risk if not carefully managed. It is also proposed to be removed from areas with minor existing man-made earthworks (such as retaining walls) or small localised slopes that pose minimal landslide risk.
Why didn’t someone visit my property?
Because visiting individual properties is not feasible or necessary. The geotechnical experts who prepared the updated mapping used new LiDAR (Light Detection and Ranging) data, which is a remote sensing technology that gives precise, 3D measurements of topography across landscapes. It is the current industry-standard technology for mapping which is much more accurate than relying on individual site inspections.
The mapping produced using the LiDAR data was peer reviewed by another geotechnical expert who verified the results with targeted field inspections of various locations across the Peninsula, including parts of McCrae, Red Hill, Rye, Blairgowrie, Mount Eliza, Mount Martha, and Portsea.
What does the updated EMO7 on my property mean for me?
It means you might need a planning permit before you can develop your land (including removing vegetation), and a report from a geotechnical expert explaining how your proposed development is safe from landslide risks.
In rare cases, parts of a property may be unsuitable for development – depending on the nature of the buildings and works and associated risks.
The proposed updated EMO7 also:
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Includes more exemptions so that certain types of buildings, extensions, earthworks, fencing, and vegetation removal can proceed without needing a planning permit.
Will the updated EMO7 affect my rates, insurance or property value?
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Property value: Possibly. In some cases, the EMO7 may increase the time and cost to develop a site because landslide risks need to be carefully assessed and managed. This could affect development potential and therefore property values. However, the EMO7 also helps landowners and buyers make informed decisions early.
Can I object to the updated mapping before it’s applied to my land?
No, because Council has asked the Minister for Planning to fast-track approval of the updated EMO7 to ensure any future development of your land is safe. You can, however, provide feedback via erosion@mornpen.vic.gov.au to help inform Council’s new Shire-wide landslide susceptibility study. This study will be used to develop permanent planning controls which will replace the interim EMO7 in future. This work will take about 2-4 years to complete and involve more community consultation. Council recently appointed a consultant to begin this work.
When will the updated EMO7 come into effect and how will I know?
The updated EMO7 will come into effect if the Minister for Planning approves Planning Scheme Amendment C314morn. We will notify you when the Minister makes her decision which we are expecting by the end of the year.
Where can I see the updated EMO7 planning requirements?
You can download a copy of the updated EMO7 schedule from the Document Library on this webpage.
Why isn’t the updated EMO7 still called ‘High Landslide Susceptibility Areas’?
The schedule has been renamed from ‘High Landslide Susceptibility Areas’ to simply ‘Landslide Susceptibility’ to better reflect the nature of the refined mapping, which includes highly landslide prone areas identified in the Cardno 2012 report plus additional buffer zones at the head and toe of natural slopes.
How do I know if I need a planning permit to develop my land and what information do I need to provide?
If I’m not planning to build anything, or remove any vegetation from my land, do I need to do anything?
No. The EMO7 only affects future development and vegetation removal.
How can I find out more about landslide risks for my property?
Speak to a suitably qualified Geotechnical Engineer or Engineering Geologist with experience in managing slope stability problems and landslide risk. They should be degree qualified, a member of a professional institute and be a Chartered Professional Engineer (CPEng), Registered Professional Engineer, Victoria (under Part 2 of the Victorian Professional Engineers Registration Act 2019), Chartered Professional Geologist (CPGeo), or Registered Professional Geologist (RPGeo).
Where can I find more information about landslides on the Peninsula?