New Committee Website

90milebeach.blogspot.com

Thank you for visiting PRAG,

The action group was set up many years ago in an attempt to stop labor government and Wellington Shire Council from taking away our rights of development on our residential zoned land along the 90 mile beach coastline.

Our properties have been devalued an average of 95% where our neighboring blocks have dramatically increased, all because Wellington Shire Councils decision to put a line in the sand and stop development along a section of coast between Delray Beach -Honeysuckles and a small section in Paradise Beach. Not only has this occured before any changes have been approved to our residental zoning, they have never discussed fair or just compensation should these changes occur.

There has been decades of heartache and financial ruin, not to mention unfair, unaustralian strategies by council and government in their attempt to once again try change the rules of development along this coast.

The initial subdivision was approved by council of the day and later restruture conditions approved by government, now they want to change it again. Not one property owner has ever been compensated after all these years, many owners are more in debt from not only the increasing rate charges but from purchasing up to three additional blocks which was part of the restructure conditions.

This web site has been a small reflection of our fight so far and has now become too big to handle.

Please follow link above and below for new blog....
New Committee Website
Thankyou for your support over the years
Property Rights Action Group

Climate Change Article Gippsland Times Tuesday July 15th

Objection to recent valuations

A few people have contacted me asking what to say on the objection form. Would you mind adding a note to the blog giving them an idea of what to say. I have suggested the following in my replies to those asking my advice.


You should object and say that coastal land values at the present time are very high and even if only used for camping the land value is significantly higher than the council valuation. They probably will not change the valuation but you should save a copy of your objection so that they cannot say that you accepted the council’s value. We are worried that if we don't object then maybe they can legally claim that we agree with the value and so that is the maximum you would get in a buy back.

Thanks and best regards

John

Sample Letters

This is a sample letter you can send to the planning minister to protest the effect his decision has had on your land valuation (Alter to suit your circumstances)




Hon Justin Madden
Minister for planning
Level 17, 18 Nicholson St,
Melbourne Vic 3000

Dear Mr. Madden,
I n December 2007 you placed a moratorium on my property at Golden Beach
This has caused me to be unable to get a planning permit to build a small house on my block, and delayed anything I can do for at least another 1 1/2 years. Your action is affecting me financially, physically and mentally with the stress this indecision, and the possible loss of my land is causing.

Last week Wellington shire council sent me the 2008 valuation on my land. The valuation for my block is now $......... In 2006 my valuation was $........
This is less than I paid years ago. This downgrading of my valuation is a direct result of your actions in propping up an insensitive and autocratic council.
As you know House and Land prices are currently skyrocketing UPWORDS not down.
You should as a matter of honor and justice ensure that my Valuation is maintained at 2006 level whilst you have got action on my land stalled through your moratorium.
Similar action occurs on the stock exchange when there is uncertainty and stock is suspended.

There are more equitable solutions for Wellington Council to consider in their coastal Strategy.
The State Government’s coastal strategy does not prohibit building along coastal land.
Building on restructured blocks already reduces the building density, and makes development compatible with the local environment.
There are only some 140 restructured blocks between the nodal areas of Golden beach and Honeysuckles.
Wellington council and State government could be given an indemnity by those wishing to build on land that may be prone to future flooding.
It must be recognized that the climate change prediction of the experts are just predictions. They may or may not happen. I don’t see you evacuating all of Melbourne’s coastal areas based on these predictions.


I ask that you act in rectifying the devaluation in my 2008 property valuation, and,
That you Do Not extend your moratorium on my property
That you respect my rights as property owner of a very serviceable block in Golden Beach
That you honor the State Governments previous undertakings that I can build on my restructured block
That you, and Wellington council consult me and listen to me on any decisions regarding my land.

I would be very happy to meet you to discuss this further
Best Regards

Honeysuckles

The proposed inclusion of the Honeysuckles in the Wellington Shire Coastal Subdivision Strategy on the grounds of global warming has hit the front pages of the Saturday Age, 28 June 2008. The article explains how one man stands to lose around $400,000 as a result of the Shire's actions. It also highlights how the Honeysuckles is a test case for the soon to be released Government-appointed Victorian Coastal Council's coastal strategy which is predicted to adversely affect property prices more widely around the Victorian coastline. This is a huge issue, with Australia-wide implications. The emergency meeting and the publicity was initiated via PRAGs network. See link below for article

http://www.theage.com.au/national/beach-house-prices-under-threat-20080627-2y50.html

Global Warming

The Wellington Shire is now trying to stop development at the Honeysuckles on the basis of global warming. An emergency meeting of landowners on 26 June 2008 was well attended. One of the attendees pointed to an absurd contradition in a recent announcement (see link below Gippsland TImes 27 June 2008) for a multi-million dollar state government grant for the contentious relocation of the caravan park at Seaspray, only 5km down the road from the Honeysuckles. Contrary to the MInister's statements, the proposed new site is no less vulnerable than the old one as it too is behind a primary sand dune. It seems global warming can be used to sell anything - to further the shire/government development agendas and for stripping away the property rights of ratepayers.

http://sale.yourguide.com.au/news/local/news/general/honeysuckles-on-hold/795082.aspx

2008 Property Valuations

Dear property owner
You would have received recently a notice of council rate devaluation.

We have all received this bad news which is due to Wellington councils’ and the planning ministers maneuvering with our properties.

What you have to do to protect yourself .

1 Object to your devaluation to Wellington council
2 Write to Planning Minister Madden advising him how he has robbed you by his Moretorium.
3 Write to the valuer general objecting to the way the valuations are applied
YOU CAN USE THE LETTER BELOW AS A SAMPLE
4 Write to Peter Ryan our local Member in Gippsland http://www.peterryan.com.au/contact.asp
5 Write to the age and any other media that will take notice. letters@theage.com.au




The Valuer General
valuer.general@dse.vic.gov.au

Dear Sir,
I would like you to investigate the actions of Wellington Shire Council and their valuer in relation to our land at Golden Beach.

Wellington council has been seeking to get Golden Beach area rezoned for a number of years, and in December 2007 had the Minister for Planning place an 18 month moratorium on our land. This left some 9000 property owners out on a limb with their properties, and stalled development.

As a result of Wellington councils’ actions the valuation on my block in 2006 was $ …….. and in 2008 the valuation is now $...........
This is less than when it was bought…. years ago. Currently house and land prices are sky rocketing upwards, Not down.
Whilst activities on our land have been frozen, the valuations on our properties should also have been frozen.
Similar Precedents occur on the stock exchange when there is uncertainty and stock is suspended.

The 2008 devaluations are based on the uncertainty and turmoil created by Wellington council and planning Minister madden, NOT BY MARKET CONDITIONS.
These valuation changes are purely engineered devaluations by Wellington Council to minimize any compensation payouts that may be claimed in the future.

We believe there is a strong case for your intervention. Your department needs to take action against this injustice, and have Wellington Shire restore our valuations to their (2006) pre Moratorium value

Regards