GAIC

The Minister for Planning has approved and is now seeking parliamentary ratification of Amendment VC55. Subject to Parliament’s approval of the Growth Areas Infrastructure Contribution legislation it will then come into operation.
25 May is the date on which the government will probably try to bring this bad law (Amendment VC55) in. Mary Drost of Planning Backlash has called these proposed laws, "diabolical".

Planning Minister now seeking ratification for these bad laws

The Minister for Planning has approved and is now seeking parliamentary ratification of Amendment VC55. Subject to Parliament’s approval of the Growth Areas Infrastructure Contribution legislation it will then come into operation.
Amendment VC55

Crucial information about diabolical proposed laws which would change your life and Melbourne forever

If this legislation goes through, it will change Melbourne forever. It will, furthermore, certainly change your life and there will be nothing you can do about it.

This proposed legislation is many times more radical than Melb 2030 - it is diabolical.

Open it up and especially open up "Explanation"
also "Clause 12".

"Explanation" is endless detail about the expansion of the Urban Growth Boundary and all the acquisition of land for transport.

"Clause 12". spells out the cramming in of more buildings into existing Melbourne. The detail includes Rob Adams proposal of building high density along the tram routes, as well as adding yet more "Activity Centres" and connecting them all up.

The contents or intent of the clause is quite fiendish and assumes we will keep adding people to Melbourne as fast as Brumby can attract them to come.

Timeline for passage of proposed legislation

THIS VC 55 WILL BE BROUGHT TO PARLIAMENT AS SOON AS THE GROWTH AREA INFRASTRUCTURE CONTRIBUTION (GAIC) IS PASSED THROUGH PARLIAMENT.
(Probably the 25th May - in the afternoon)

VC55 MUST BE OPPOSED VIGOROUSLY.

It looks as though GAIC will be passed. The Coalition has decided that it is a better deal for the fringe landowners to go with the amendments they were able to get through this Labor dominated committee. These amendments mean that there will be no tax on about 90% of the land when sold, i.e. land under 10 hectares . On land bigger than that, tax will be paid by the purchaser in stages: 30% to start and the balance on subdivision.

The Coalition have committed that if they take over government in November they will change it so that nothing is paid until subdivision and paid by the developers. They feel this is better than refusing the Bill outright because if Labor retain government they are then committed to this instead of reverting to what Labor really want which is the seller pays the tax on point of sale.

I know I would love to urge them to vote "No," but they appear to be convinced that they are doing the best for the landowners with this system. It is important, however, to get them to VOTE NO to VC55. Without VC55 there will be no GAIC anyway because no extension to the UGB.

Greg Barber of the Greens has suggested that a committee be formed about VC55. This would at least have the effect of delaying this legislation until the election. If it were delayed until the election, the electorate would be in a position of more power and should then try to dissuade the opposition from giving this legislation any support in any form

IF YOU WANT TO WRITE TO MPS URGE THEM TO SUPPORT GREG BARBERS MOTION SO THAT VC55 WILL BE DELAYED. (Mary Drost)

"Believe me this is a very tricky issue and you need to be Solomon to find the right way to handle it. There are so many details and so many opinions. For better or worse this is my considered opinion after hours of discussion and agonising over details. Plenty of you will have different ideas, but I think we can all agree that the whole thing should be delayed and in time things will become clearer."

Adapted from information provided by Mary Drost, of Planning Backlash.
Thank you Mary.

They say a week is a long time in politics but in Victoria a day is a long time.

They say a week is a long time in politics but in Victoria a day is a long time. Community members tracking the progress of the Planning and Environment Amendment (Growth Areas Infrastructure Contribution GAIC) Bill have been stunned at the mercurial changes in policy exhibited by Planning Minister Justin Madden in relation to this Bill. A month ago Minister Madden was saying that he expected the planned expansion of the urban growth boundary by 43,600 hectares to be the last expansion in his lifetime. Yet a week ago he was conceding that there may have to be changes to Melbourne's urban growth boundary. He made the excuse that his not-in-my-lifetime comments were about major changes to the outer urban growth boundary not just little amendments.

Julianne Bell Secretary of the Protectors of Public Lands Victoria Inc. commented:

“We have been taking a great interest in the progress of this Bill. If passed it will change the face of Melbourne forever and irrevocably affect the lives of many outer suburban/rural land owners. PPL VIC considers the GAIC tax is grossly unfair, unequal and discriminatory impacting on small landowners and property owners on the rural fringes of Melbourne. We are implacably opposed to the extension of the Urban Growth Boundary and alienation of Green Wedges which will automatically be implemented if the Bill is passed.

Internal contradictions, political twists and turns

We found it most extraordinary that on Tuesday last Jenny Mikakos, MLC Member for Northern Metropolitan representing the Government, said “…the government does not support any move to delay consideration of this bill… It is important that Parliament deals with this bill before Christmas so that the government can give certainty to land-holders and industry. We believe there is no logical reason to delay consideration of this bill any further, and we will be opposing the procedural motion on that basis.” Yet late yesterday Wednesday Minister Madden approached the Opposition with a series of amendments and changes to the GAIC Bill. This was the fifth proposed change to Bill and gave the Opposition, let alone the community just 16 hours to scrutinise the amendments. This is an absolute joke and indicates to us that that planning in this State is conducted on the run.”

GAIC Bill deferred to 2 February 2010

The Bill has been “deferred” which means that it will not be considered until the next sitting of Parliament starting on 2 February 2010. As it will have been deferred for than two months it will be referred to the Disputes Committee. So its fate is uncertain. Meantime the Government blames the Opposition and Greens for holding up the Bill and for not giving the landowners “certainty.” The question is what sort of certainty Minister?

Rally at Parliament 2 February 2010

Make a date for 2 February 2010 - see you at the biggest rally ever on the steps of Parliament to continue our protest over the GAIC Bill! Best wishes for the festive season and a tax-free, green and carbon reduced 2010!

Source:
Protectors of Public Lands Victoria Inc.(PPL VIC)
MEDIA RELEASE
Thursday 10 December 2009

Angry landowners and Taxed Out supporters will rally against the Brumby Government’s Growth Areas Infrastructure Contribution (GAIC) bill, currently before Parliament, tomorrow on the steps of Parliament House in Melbourne at 1.00pm.

The rally has been called by Taxed Out and will be supported by Protectors of Public Lands Victoria, Planning Backlash and the Green Wedges Coalition.

Taxed Out committee member David Trenerry will act as MC and speakers will included: Michael Hocking (Chairman of Taxed Out Inc.), Matthew Guy MP (Shadow Minister for Planning), Greg Barber MP (Greens State Member for Northern Metropolitan Region), Julianne Bell (Protectors of Public Lands Victoria), Mary Drost (Planning Backlash) and Rosemary West (Green Wedges Coalition).

Messages of support from growth areas councils will also be read out.

Mitchell, Melton, Whittlesea, Hume, Casey and Cardinia Councils; The Victorian Farmers Federation; the Urban Development Institute of Australia (Victoria); the Australian Property Institute; the Property Council of Australia; Seniors Australia; the Housing Institute Association; Protectors of Public Lands Victoria, Green Wedges Coalition and Planning Backlash are among the organisations who agree that the GAIC should only be charged at the point of development.

Ed. Note however that the Australian Property Institute, the Property Council of Australia, and the HIA are all profiting from and lobbying for the undemocratic population growth that is the cause of these new taxes. I hope some people carry some signs pointing this out. People should not be misled into thinking that these pro-growth organisations will put democracy ahead of their sectional interests. They are in fact the source of most of the problems in Australia today. They have the ears of government and one wonders what their purpose is in going to the steps of parliament, except perhaps to mislead the public into thinking they are friends of the people.

The current GAIC bill still targets the first sale of property after its inclusion in the Urban Growth Boundary despite the fact that much of the land will not be developed for 15 to 20 years or longer.

So-called “fairness measures” announced by the Government amount to exemptions that are in direct conflict with planning provisions; a deferment option that incurs a premium interest rate set by the Treasurer; and hardship provisions that apply to purchasers who buy in full knowledge of the tax but do not extend to landowners inadvertently caught up in the government’s UGB tax snare.

“We have a situation here where virtually no one agrees with the Government’s position on the GAIC and yet Mr. Brumby and Mr. Madden want to blindly forge on in the face of clear and overwhelming public opposition,” says rally MC, David Trenerry.

“That’s not the Australian way, it’s not the ‘fair go’ we all expect. It’s simply unfair, un-Australian and undemocratic. The simple truth is that Mr. Brumby and Mr. Madden have got the palms of their hands fixed firmly over their ears. They have stopped listening.”

MEDIA RELEASE

Monday 23rd November 2009
Media Contacts:

Michael Hocking 0400 248 099
Jeanette Laffan 0438 452 641
David Trenerry 0403 464 985

Exposure Draft Planning and Environment Amendment (GAIC) Bill

I understand that the exposure draft legislation for the Growth Areas Infrastructure Contribution (GAIC) has been released for public comment. I am totally opposed to the extension of the Urban Growth Boundary (UGB) and with it the destruction of Green Wedges and imposition of a land tax - the GAIC. My reasons:

1. The proposed GAIC is a grossly unfair tax and is fundamentally flawed. Although it has been substantially amended prior to drafting the legislation, landowners are still significantly disadvantaged. The tax is now to be levied on the purchaser rather than the seller. This will mean the price a landowner receives from the sale will be reduced by the amount of the tax. Only developers are likely to purchase land with a tax liability. I advocate that the State Government withdraw this proposed tax and only impose land taxes at the point of development, as in other Australian States. Fair and equitable taxation is a basic tenet of our democracy.

2. The imposition of a complex taxation system on land sales is likely to expand the bureaucracy of the Growth Areas Authority, thus reducing funds available for infrastructure of new settlements and defeating the purpose of the legislation.

3. The cost of building new homes on the rural fringes of Melbourne is double that of constructing infill dwellings in the inner city. This is the hidden cost of suburban sprawl. The added costs include extra infrastructure. (A report, commissioned by your Department and released in July, cites research that found "for every 1000 dwellings, the cost for infill development (in existing suburbs) is $309 million and the cost of fringe developments is $653 million".) As you stated in Parliament, the funds to be raised by the $95,000 per hectare GIAC tax will cover only 15 per cent of total infrastructure costs of new growth areas.

4. Expansion of the UGB and the rezoning of land from rural to residential will mean Green Wedges land will be engulfed by suburban sprawl. The Government must abandon the Green Wedge land grab as destructive of the environment, a threat to wildlife, including endangered species, and as a major contributor to green house gas emissions. Around the urban fringe is concentrated of some of the most endangered eco-systems in Australia, including the Western Basalt Plains Grasslands and Grassy Woodlands in the Darebin, Jackson and Merri Creek valleys and habitat for a range of threatened species. These will be lost if the UGB expands.

5. Expansion of the UGB will mean reduction of arable land for farming and food production with urban sprawl.

6. Expansion of the UGB will mean increased risk of bush fires with urban sprawl in new fire-prone areas.

7. Expansion of the UGB will mean increased car dependency and increased green house gas emissions.

8. Construction of the E6 through Wollert and Woodstock is destructive of these townships and their landscapes.

9. The State Government has failed to consider the question of what is a sustainable population for Victoria, given scant water supply, peak oil crisis coming up and climate change.

10. As the Prime Minister has just announced the Federal Government’s involvement in planning of Australian cities and provision of infrastructure, the State Government’s move to raise infrastructure funds for new growth areas appears precipitate and premature.

The above was a Submission made on November 2 2009 by Maryland Wilson,President Australian Wildlife Protection Council Inc, to:

The Hon Justin Madden MLC
Minister for Planning
Parliament of Victoria
Spring Street
East Melbourne 3002 Date:

Sent to: Growth Areas Infrastructure Contribution Comment, GPO Box 2392, Melbourne Victoria 3001 or email to GAIC.comment[AT]dpcd.vic.gov.au

The following article is based on a submission to George Seitz, Committee Chair of the Outer Suburban/Interface Services and Development Committee, Victoria, and was submitted on 19th October by Protectors of Public Lands. Headings inserted by Candobetter editor are preceded with “(Ed.)” Illustrations are from candobetter.org . The rest of the article, unless otherwise marked, is the original text.

Submission to Parliamentary Outer Suburban Interface/Services and Development Committee Inquiring into the Impact of State Government Decision to Change the Urban Growth Boundary

...

Introduction:

I am making a submission on behalf of Protectors of Public Lands Victoria Inc. (PPL VIC.) I should by way of introduction mention that our organisation, established in 2004, is a State wide coalition of over 80 environment, heritage, resident and parks groups across Victoria. We are dedicated to keeping public lands in public hands and to protecting and conserving iconic heritage places and environmental sites of significance.

Summary of Grounds of Opposition: In addressing the terms of reference we are considering “The impact of the State Government’s decision to change the urban growth boundary on landholders and the environment…” PPL VIC draws the Committee’s attention to the failure of the State Government in strategic urban planning over the last 10 years and in encouraging uncontrolled entry of settlers to Victoria without examining sustainable population levels. We object to creation of growth areas outside the existing boundaries as extending and creating urban sprawl; alienation of established Green Wedges; destruction of the environment and wildlife; loss of biodiversity; creation of “dormitory” settlements without infrastructure and services; likely social alienation of youth; loss of arable land for food production; increasing car dependency; worsening Victoria’s greenhouse gas emissions and contributing to climate change with land clearance, unsustainable housing and reliance on road transport; plus knowingly approving the building of new settlements in fire-prone areas. Additionally we deplore the imposition of a vendor tax on landowners in order to fund the infrastructure of the new settlements and the impetus given to land speculation and “land banking.” PPL VIC supports the submissions made by our colleagues from the “Green Wedges Coalition” and “Taxed Out”.

The grounds of our submission are as follows:

New Growth Areas = Future Urban Sprawl = Major Failure of Strategic Urban Planning:

The Bracks Government guaranteed in 2002 that, under a Labor Government there would be no changes or amendments to the Urban Boundary or to the Green Wedges corridors. The fact that there are now radical changes represents a serious breach of faith with the electorate by the Brumby Government. Melbourne 2030 was considered to be the blue print for future development and was expressly intended to contain future urban sprawl; to prevent urban incursions into rural land; to concentrate residential growth into areas served by high capacity public transport; and protect sensitive environmental zones around the city. Many planners have pronounced Melbourne 2030 dead in view of recent radical departures from the plan.

Before the 2002 election the State Government announced protection of Melbourne’s green wedges from subdivision and inappropriate urban uses. There was bipartisan support - the Opposition supported the green wedge protection legislation when it passed through the Legislative Assembly before the 2002 election.

(Ed.) Path to unsustainable growth paved with broken promises

The Government has additionally broken a 2005 promise when 11,500 hectares was excised from Green Wedges land that there would be no further changes until 2030. The community accepted the excision on this proviso. Apparently, the Minister for Planning gave a number of assurances right up to the announcement of the review of the Urban Growth Boundary that there would be changes to Green Wedges. .

The State Government announced its review of the Urban Growth Boundary in December 2008 when it released the Melbourne @5 million, an update to Melbourne 2030: Planning for Sustainable Development. This signalled the State Government’s plans to open up at least 23,000 hectares – including land in Green Wedges areas - for urban expansion to allow for construction of 600,000 houses with 284, 000 of these to be located in growth areas. It was only apparently belatedly realised by Government advisers and planners that Victoria needs to accommodate another 1 million people before 2025. By 2036 Melbourne is predicted to have a further 1.8 million, twice the number forecast by Melbourne 2030 planners. By anyone’s reckoning failure to predict this massive population boom is a monumental blunder in strategic planning (See also comment under population)

(Ed.) Incremental excisions of natural amenity, wildlife habitat and agricultural land

We can see no improvements under the current Delivering Melbourne’s Newest Sustainable Communities (DMNSC) report on the Urban Growth Boundary Review released in June 2009. PPL VIC was alarmed to see that according to the Green Wedges Coalition the report proposes to excise a further 41,663 hectares from Melbourne’s Green Wedges, nearly twice the area estimated to have been needed in last December’s Melbourne @ 5 Million report.
Minister Madden has added to proposals by announcing on 6 October 2009 that new “Precinct Structure Plans guidelines” were to be added, a kind of overlay for suburbs of 3,000 dwellings or more. These guidelines were drawn up to try to ensure developments avoided becoming isolated, so called “dormitory” suburbs - places where there is nothing to do but sleep. The Age article of 11 October 2009 “Sprawl of the wild” by Melissa Fyfe says “The Victorian Government has discovered sustainable communities. Pity it’s 10 years late.”

On 16 October 2009 Planning Minister Madden announced the draft legislation for Growth Areas Infrastructure Contribution Bill. We have only been given time to make comments until 2 November 2009. (It is not known if the legislation will be introduced to Parliament before this Committee has reported.) The problem is that arrangement to levy the GAIC have been changed or significantly amended. Michael Hocking of Taxed Out says on his website:

“This is taxing the landowner by stealth. The tax is still applied at a flat rate regardless of the sale price yet the land may be twenty years from development. A property owner needing to sell in the short-term will find it virtually impossible to find a purchaser who is prepared to accept a GAIC liability when he sells, meaning the only likely purchaser is a developer not interested in the value of the dwelling and not interested in paying development prices for land that won't be developed for decades.

The Growth Areas Authority assumptions relating to value uplift remain fundamentally flawed and Taxed Out Inc. intends to expose these issues at the Parliamentary Inquiry…In many respects this situation is worse than that originally proposed.”

PPL VIC deplores the fact that the State Government appears to have attempted to mislead affected landowners. We also point out that this debacle over changes to the GAIC further illustrates that our contention that this is planning on the run.

What is a Sustainable Population for Victoria?

The whole rationale for extending the Urban Growth Boundary is to accommodate the unprecedented flood of population to Victoria. It is instructional to Google the “Population Clock” of the Bureau of Statistics. This shows the resident population of Australia which increases by one person every 1 minute and 12 seconds. This projection is based on the estimated resident population at 31 March 2009 and assumes growth since then of:

• one birth every 1 minute and 44 seconds,
• one death every 3 minutes and 39 seconds,
• a net gain of one international migrant every 1 minutes and 53 seconds leading to
• an overall total population increase of one person every 1 minute and 12 seconds

(Ed.) Process of loss of Green Wedges and Agricultural land will be endless

PPL VIC considers that the extension of the Urban Growth Boundary is really the thin end of the wedge. As there are no plans to stop the present high rate of population growth (mostly from immigration) the process of loss of Green Wedges and agricultural land is endless. There will be another extension when the proposed boundaries are seen to be filling up.

The extension of the Urban Growth Boundary does not save private or public open space in the established suburbs - the rate of population growth is so high that Melbourne is getting more urban densification daily as well as urban sprawl. As we have pointed out the State Government is devoid of coherence in these planning matters and its approach to endless population growth.

PPL VIC considers it imperative that the Victorian Government hold a forum to determine the population sustainable for Victoria, especially in view of water shortages and the likelihood of future droughts. (Excuses used have been “immigration is a Federal matter” but State Premiers have influence in Canberra.) At a rally on 14 July 2009 protesting over Planning Minister Madden’s “Cash for Chat” with developers, PPLVIC and allies delivered a set of resolutions to the Minister including the need for a population forum. There were over 500 people at the Rally which indicates the strength of public feeling concerning the issues raised here.

I have a quote here from Mr Kelvin Thomson MHR, Federal Member for Wills who says that:

Everything that makes our city the great place to live, work and raise a family, is potentially under threat if population growth and urban sprawl continue at the current rate. We must implement a strategy to control population growth, urban expansion and development. Our way of life, open spaces and infrastructure cannot be sacrificed on the altar of ever expanding population. We have a responsibility to secure our city’s future by thorough, thoughtful and detailed planning. This planning should not include an expanding Melbourne waistline.” (Source: “Five Million is too many: Securing the Social and Environmental Future of Melbourne” Submission to the Urban Growth Boundary Review July 2009.

Destruction of the Environment and Green Wedges:

The Government must abandon the Green Wedge land grab as destructive of the environment, a threat to wildlife, including endangered species, and as a major contributor to Green House Gas Emissions. Around the urban fringe we have a concentration of some of the most endangered eco- systems in Australia including the Western Basalt Plains Grasslands and Grassy Woodlands in the Darebin, Jackson and Merri Creek valleys, with 400 year-old red gums, and plus loss of habitat for a range of threatened species (e.g. Southern Brown Bandicoot.) PPL VIC supports the submission of the Green Wedges Coalition as being an excellent detailed statement of the threats to significant landscapes, endangered species and wildlife plus indigenous vegetation.

The 15,000 hectares of grassland reserves to be provided over 10 years as a trade-off for grasslands is apparently of poorer quality than the kangaroo (themeda) grasslands to be destroyed

The removal of environmental protection from all areas within the Urban Growth Boundary would seem to indicate that areas such as significant parts of the Merri Creek Catchment will not be protected from environmental damage or even clearing.

Areas for development are clear felled by developers. The loss of trees and other vegetation for housing adds to global warming effect. Is there any provision for conservation?

The proposed high density, low open private space in these outer suburbs means they will be hotter - urban heat island effect - from the lack of the cooling effect of vegetation/transpiration - low ratio of vegetation to concrete and other hard surfaces.

What provision is made for public open space? There is no mention made of public open space for passive recreation as well as sports fields and recreation areas.

(Ed.) Cruel failure to create or maintain wildlife corridors spells slow death for native animals

On past performance, no allowance will be made for wildlife in outer suburban development. PPL VIC has had experience with kangaroos of Somerton and Morang where animals get trapped in developed areas and just left to get killed on roads. The outer suburban interface is considered terra nullius it seems. What of smaller animals/birds what about the grasslands and inhabitants? There appears to be no consideration given to the creation or maintenance of wildlife corridors.

(Ed.) McPhail Report – State of the Environment

The State Government appears to have taken little notice of report by the Commissioner for Environmental Sustainability, Mr Ian Mc Phail, in “The State of the Environment Victoria 2008”. In it he comments:

"Victoria's population growth, increasing affluence and the expansion of our cities and towns has contributed to unsustainable levels of resource consumption and waste production. This has direct environmental impacts through changes in land use from conservation and agriculture to cities and towns. To supply our cities and towns, we harvest water for residential and manufacturing purposes, changed river flows, discharge wastes to land and sea, remove native vegetation and send damaging gases into the atmosphere." (Refer in the report to A Culture of Consumption. Drivers of Change – Population, Change and Settlements Page 9)

The report continues:

“Continuing growth of Victoria’s population will increase demand for land, as well as housing and transport services, potentially leading to more waste and pollution. Extra demand for water is particularly pertinent given the predictive effects of climate change on already depleted water storages.” Mr Mc Phail concludes on a depressing note: "It is currently cheaper to protect the environment to than to restore it but it is even cheaper to degrade it…”

Urban Growth Areas in Fire Prone Areas:

Whether it is advisable settling thousands of people in outer suburban fire prone areas does not appear to have occurred to the Government. These are the outer suburban areas classified as "Growth Areas": Beveridge, Bulla, Devin Meadows, Cranbourne East, Clyde North, Diggers Rest, Donnybrook, Kalkalo, Melton, Mt Cottrell, Officer, Pakenham, South Morang, Sunbury, Tarneit and Truganina.

Councils opposed to the extension of the Growth Areas Boundary and the imposition of the Growth Areas Infrastructure Contribution are Melton, Casey, Cardinia and Mitchell. Wyndham refuses to comment.

It is apparent that these areas are either under resourced by fire services or not serviced at all. We assume this also goes for ambulance and police. Would the State Government be liable if fire services were not provided and a fire went through the settlement?

The Age reported on 4 July 2009 (Lessons to Learn) on the proceedings of the Bushfire Royal Commission and pointed to urban sprawl as one of the “fatal confluence of factors” that led to Black Saturday.

Cost to Victorians:

The cost of building new homes in the rural fringes of Melbourne is double that of constructing infill dwellings in the inner city. This is the hidden cost of suburban sprawl. This is an unacceptable financial burden for Victorian tax payers to shoulder. The added costs include extra infrastructure such as power, water and transport, as well as higher health costs and greenhouse gas emissions.

The report, commissioned by the State Department of Planning and released in July, cites research that found "for every 1000 dwellings, the cost for infill development (in existing suburbs) is $309 million and the cost of fringe developments is $653 million".

It has been stated by Minister Madden in Parliament (and reported in the Sunday Age 11 October that the funds to be raised by the $95,000 hectares Growth Areas Infrastructure Contribution will cover only 15 per cent of total infrastructure costs. The Minister is prepared to sacrifice Green Wedges land that makes Melbourne “livable” and to destroy the livelihoods of many small landowners and farmers for this minor financial return.

Unfair Tax on Land Vendors: The Growth Areas Infrastructure Contribution is an unfair, discriminatory tax on family farms and small landowners, even after amendment by the State Government in draft legislation. As we have consistently maintained, the tax needs to be withdrawn and any charges levied at the point of development, consistent with the approach taken in other Australian states. PPL VIC supports the campaigns of “Taxed Out” and as mentioned above held a joint rally on 14 July 2009 to protest against the Growth Areas Infrastructure Contribution.

Perpetuation of Car Dependency: The plans to construct major freeways/ring roads and the absence of plans for extensive rail networks to serve the new suburbs spells out that the population of Melbourne will remain dependent on cars despite the uncertain future of oil. We are particularly concerned over plans to build the E6 freeway through Woollert. The roadway appears redundant.

Reduction of Arable Land: Given our population crisis and likely food shortages with the drought it is unthinkable that the Government can even be contemplating turning over arable land for housing development. The loss of vegetable farms including prime market garden land in the Westernport Catchment will increase food miles for our produce.

Increase of Green House Gas Emissions: Climate change is the most important moral question of the age and must be at the forefront of our public policy. The State Government appears to have its head in the sand. Compared to other cities in the world Melbourne has one of the highest rates per capita. Our private vehicles and public transport were recently recorded to generate 11 million tonnes of carbon monoxide a year compared with 8.5 tonnes in London. The increase in urban sprawl will worsen our figure.

Accommodation of Population within Existing Urban Growth Boundaries:

No examination has been undertaken of how the increased population can be accommodated in Metropolitan Melbourne.

Suggestions have been made that an inventory should be conducted of development applications which have already been approved by Council within the Urban Growth Boundary but which have not yet been built. Utilizing existing approvals might go some way to addressing the issue.

An inventory also needs to be undertaken of brown field sites and land which could be available for residential development – former transport depots, rail sidings and Commonwealth Government sites eg the Maribyrnong Defence site.

(Ed.) Developers prefer Greenfield Sites because they are cheaper

It is most unfortunate that the practice of “land banking” by developers appears widespread throughout the city. Take for example land on the former Royal Park Psychiatric Hospital site in Parkville which was given to Australand and the Citta Property Group to build a residential development then used for 2 weeks for the 2006 Commonwealth Games Village. The original plans showed a wall of 700 units in a 9 storey block along City Link. The land is still vacant and there have been no attempts to commence building. The developers are said to be waiting until the “market is right.” The truth is that developers prefer green field sites and are unwilling to invest in developing brown field sites.

Request to Committee: PPL VIC urges the Committee to reject approval of the extension of the Urban Growth Boundary and the iniquitous Growth Areas Infrastructure Contribution and to develop recommendations for accommodating increased population within the Urban Boundary plus arriving at consensus for determining a sustainable population for Melbourne.

Submission details

This submission was addressed to:

Protectors of Public Lands Victoria Inc.

Mr George Seitz
Committee Chair
Outer Suburban/Interface Services & Development Committee
C/- Parliament House
Spring Street, Melbourne
VIC 3002

on 19 October 2009
by

Julianne Bell
Secretary
Protectors of Public Lands Victoria Inc.
PO Box 197
Parkville 3052

[email protected]

(Parts of cartoon based on one signed "V.D." which is all over the net, but no attributions available.)

Growth Area Infrastructure Contribution’ (GAIC)

From Beveridge in the north, Werribee and Melton in the west, to Cranbourne in the south-east, thousands of Victorians have recently been notified of the Victorian Labor Government’s intention to introduce what they are calling a ‘Growth Area Infrastructure Contribution’ (GAIC) for selected areas around Melbourne.

What kind of government just dreams up new taxes of $95,000?

In effect, this ‘contribution’ is a $95,000 per hectare tax on all vacant properties over one acre, and all properties over five acres with homes when you sell, regardless of the sale price.

Imagine the young couple who are struggling to pay the mortgage on a small property of six acres where they have built, or hope to build their dream home and raise a family. One of them loses their job due to the current economic climate and they decide they can no longer afford their dream. What chance would they have of raising enough from the sale of their land in a depressed market to cover what they owe the bank, plus over $230,000 for the Labor Government’s share?

Imagine the farmer who has put his blood, sweat and tears into life on the land and is coming to the end of his working life. His plans have always been, to sell his 100 acre farm. He’s struggled through years of drought to make ends meet and now, out of the blue, he has to pay the government over $3.8 million for the privilege of selling his property.

In the likely event that he doesn’t sell, Mr. Brumby and Mr. Madden will simply pass the $3.8 million debt (indexed annually) on to his children or widow when he dies. Whatever you do, Mr. Farmer, don’t get divorced and sell your property as part of the settlement, as they’ll take it from you then!

Who will stop this dictatorship?

When Victorians elected the Labor Government did we give them a mandate to simply take a large portion of our great Australian dream - a home which we have worked hard to get? We need to tell them, NOW, that we will not stand for a government that believes it has a right to introduce legislation such as this. The theft of privately owned property by force is something that we expect to hear of happening in communist or fascist countries, not in the lucky country, our country, Australia!

If you believe that it is unfair for Mr. Brumby’s duly elected State Labor Government to take a large portion of our homes in this manner please let them know that it will be political suicide for them to proceed with this legislation. Remember there’s an election next year! Today, email them, fax them or even just mail this page to them with a note voicing your disapproval at them stealing our homes by stealth.

Your home could be in the next lot that they steal, so tell them now, that it’s not acceptable!

John Brumby - Premier
Level 1, 1 Treasury Place, East Melbourne Vic., 3002.
Ph: 9651 5000 Fax: 9651 5054
[email protected]

Justin Madden - Minister for Planning
Level 17, 8 Nicholson Street, Melbourne Vic., 3000.
Ph: 9637 8087 Fax: 9637 8921
[email protected]

Source of article was Michael Hocking, Taxed Out Inc., PO Box 113 Beveridge, 3753. Backhouse & Thomas 3869TO

Planning Minister, Mr Madden, ALP.

Justin Madden needs to answer questions

Shadow Minister for Planning Matthew Guy has issued a press release declaring that he will today ask the Parliament’s all-powerful Finance and Public Administration Committee to call the Planning Minister, Mr Madden, and the Growth Areas Authority (GAA) to appear before it to urgently explain the proposed Growth Areas Infrastructure Contribution (GAIC) that will have damaging effects on Victorian families."

Matthew Guy says he will ask why taxes not imposed on developers rather than land-owners.

In the press release it says that the Committee has the power to subpoena any Upper House minister or government agency, and that Mr Guy has said the Minister and the GAA should provide full and frank evidence explaining why this tax is being aimed at landholders on the outskirts of Melbourne, and not at those who sought to develop the land.

“The Minister’s public comments to date have been woefully inadequate and have left residents, councils and industry in the dark about this new tax,” committee member Mr Guy said today.

“The only way to make the Minister and the Growth Areas Authority answer in full is to haul them before this Committee and to seek answers under oath,” Mr Guy said.

After eight months, the GAIC is supposedly still in the drafting phase, yet Labor has announced several ‘amendments’ to the tax despite refusing to release any details beyond a handful of information sheets.

“Labor’s failure to keep Victorians informed about this new growth areas tax is atrocious,” Mr Guy said.

“This tax will reap more than $2 billion for the government from residents and the construction industry, yet the government still refuses to tell us the details.

“The GAIC proposal is destroying people’s lives and is creating huge uncertainty in the community.

“The only way to end the uncertainty is to have the Minister and the GAA answer questions in a full public hearing of the Finance and Public Administration Committee, and it must be done as soon as possible.”

To observers it looks like the Victorian government, beleagered by financial problems and massive unpopularity due to its undemocratic, unfair and socially and ecologically harmful land-use planning policies, may be in its last throes and thus susceptible to restraint. But bogeymen often come back just when you least expect it, so let's not hold our breath.

Candobetter Ed. We just hope that Mr Guy and the Liberal Party will join in spirit Federal ALP Member, Mr Thompson, in roundly condemning the growthist population policy which has led to these tragic circumstances and menaces all of Victoria's remaining wildlife habitat in the Green Wedges as well as agricultural land there. It would be very disappointing, to say the least, if the Liberal Party were merely to broker some other carve-up of Melbourne's lungs and wildlife corridors, to keep the ravenous and unsustainable growth lobby supplied.

One of several speeches made at Melbourne 14 July 2009 rally against undemocratic rezoning of green wedges to benefit developers by making it possible to continue high immigration by providing housing at the expense of wildlife, open spaces and democracy.

The speaker is Michael Hocking of Taxed Out. The GAIC tax proposed is quite medieval, like a tax on peasants to benefit lords, which is how the feudal system worked. Where modern practice in the anglophone land-tenure systems is to tax developers the windfall they make on rezoned land, the GAIC tax would tax landowners if they sold land which had been rezoned against their wishes. The choice is a Hobson's one; if you stay you pay very high rates based on the theoretical value of resale. Hard to stay under the circumstances. A recipe for driving farmers and wildlife out and ushering suburbia in. A policy driven by the Growth Lobby.