Erosion Management Overlay (EMO)

The purpose of the EMO is to protect areas prone to erosion and landslip by minimising land disturbance and inappropriate development.

If your land is covered by this overlay, it is highly likely that you will need to apply for a planning permit before you construct any new buildings and carry out any works, including removing trees and vegetation. In some cases parts or sections of properties may be unsuitable for development.

How do I know what parts of my land are affected by the EMO? 

You can view and download a free planning map that outlines the zones and overlays that apply to your property the VicPlan website.

Visit Planning Maps Online

What do I need to include with my application?

Check for Erosion Management Overlay exemptions

If your building and/or works are not exempt, you will need a report from a qualified geotechnical engineer, containing;

• A geotechnical assessment of the proposed development in relation to existing conditions
• A geotechnical declaration and verification form(PDF, 27KB) signed by a qualified consultant
• A landslip risk assessment of the proposed development in relation to existing conditions, only if the geotechnical assessment or other landform data indicates natural slopes on or immediately adjacent to the lot which;

•  are steeper than 20 percent in Tertiary Basalt areas; or
•  are steeper than 30 percent in all other areas; or
•  exhibit evidence of possible or past land sliding on or immediately adjacent to the site;