What are Overlays?
The map above shows three of the overlays near our township of Coldstream. The overlays are:
1. Significant Landscape Overlay to the North
2. Heritage Overlay ( Melba Residence) also to the North
3. Environmental Significance Overlay to the South
Overlays show land areas that have special features. An overlay may illustrate natural features like remnant vegetation or catchment areas, or built features like road infrastructure or historic buildings.
Overlays are identified for two reasons – to protect a feature from the adverse impacts of development, or to consider the constraints that the overlay may create in new development. For example, a residential development may be constrained by the steepness of land, or an area of significant remnant vegetation may need protection due to its environmental value.
Overlays are an essential consideration in the assessment of development applications.
How do overlays work?
As mentioned above, overlays work in association with zones and precincts to determine what can and cannot be developed on land. Most overlays do not follow property boundaries because they show physical features or land features that existed before subdivision occurred. Overlays for cultural heritage and transport infrastructure elements generally follow property boundaries.
Not all land is affected by an overlay. However, a property may be affected by more than one overlay.
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