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State Minister endorses the use of Environmental Protection Zones to Sterilise the Development Poten

Dear Beagle Editor, I have mentioned the misuse of E-zones by the Eurobodalla Shire Council in previous letters, but a recent response on behalf of the NSW Minister for Planning and Environment throws a completely different light on the subject.

In 2009 the NSW Department of Planning and the Environment introduced E-zones. E-zones are environmental management zones that were supposedly developed to protect NSW’s most vulnerable wetlands and native vegetation.

In 2011 the Eurobodalla Shire Council developed a LEP (Local Environmental Plan) that applied E-zones in a manner that could only be described as E-zone mania.

Rural land holders were heavily penalised with the application of the E3 zone on their farms. This E3 zoning destroyed the farming potential of many properties and adversely affected rural property values. At the same time the E2 zoning was being used in urban and coastal recreation areas to return that land to nature and prevent any future development.

A small group of residents objected to the indiscriminate use of environmental management zones in urban areas and the potential for their misuse. Council and the Minister accused us of over-reacting, and failing to understand that E-zones could only be used, if in the first place, the land met the stringent environmental objectives of the selected zone.

At that time, we were not aware that E2 zoning had been applied to urban waterfront land on Wharf Road, North Batemans Bay, as a means of sterilising the development potential of that land. The land in question does not have any environmental attributes and does not meet any of the objectives of the E2 zone. Council decided that because it was land that was affected by “predicted sea level rise and other coastal hazards”, they could legitimately use the environmental management zoning to prevent any future development on that land.

The OEH practice notes on environmental protection zones do provide for the inclusion of “land subject to coastal hazards, including climate change effects” in E-zones, but at the same time state that “use of the E2 zone needs to be supported by an appropriate assessment of the area meeting the zone objectives of high ecological, scientific, cultural or aesthetic values of this zone.”

This latest land sterilisation tactic came to light in the recent Wharf Road Batemans Bay CZMP (Coastal Zone Management Plan) that was prepared by the Eurobodalla Shire Council and submitted to the Minister for approval. The Coastal Panel was so impressed by this land sterilisation method that it made special mention of the action in one of its reports.

The NSW Coastal Alliance, which I represent in the Eurobodalla, is appalled that any Council could treat its ratepayers with such contempt.

In early February, I emailed Anthony Roberts, the new NSW Minister for Planning and Environment about the Wharf Road CZMP, including the following paragraph on the use of E2 zoning:

“This shire has also suffered immensely from the indiscriminate use of Environmental Planning Zones. Our rural community in particular has waited four years to have a new rural lands strategy agreed without the original E3 zonings that would have curtailed rural activities and destroyed many small farms in the shire. "OEH is still stalling approval of the Rural Lands Strategy, and we now find that it is complicit with Council in using E2 (quasi national park) zoning to sterilise the development potential of urban waterfront land at Wharf Rd., that has not been eroded by the sea. This deliberate misuse of the E2 zone was applauded by the statutory Coastal Panel and the outgoing Planning Minister Rob Stokes.”

The response I received on 16th March 2017 addressed only the E2 issue, and is copied below:

“Dear Mr Hitchcock

Wharf Road Coastal Zone Management Plan

I refer to your email to the Minister for Planning, the Hon Anthony Roberts MP, about the Wharf Road Coastal Zone Management Plan (CZMP). Your email was referred to the Office of Environment and Heritage (OEH) and I have been asked to reply.

I note your concerns on the Wharf Road CZMP including the E2-Environmental Conservation zone placed on the area.

I understand council zoned the foreshore areas and the land subject to coastal hazards, as E2 Environmental Conservation under the Eurobodalla Local Environmental Plan 2012. The decision to do this lies with council but it is in keeping with the guidance provided to councils by the Department of Planning and Environment on how environment protection zones should be applied in the preparation of local environmental plans. This guidance can be viewed at

You may be interested to know that Eurobodalla Shire Council recently wrote to the Minister requesting the opportunity to amend the Wharf Road Coastal Zone Management Plan. This request is currently under consideration.

Thank you for raising these matters.

Yours sincerely


Executive Director

Regional Operations Division