Hepburn Shire Council

## Hepburn Shire Council Planning Department Analysis **Hepburn Shire operates as a heritage-conscious, tourism-focused council** that takes a measured approach to development applications. The department is known for being **cautious rather than developer-friendly**, particularly given the significant tourism economy and 11% short-stay rental housing stock across their key towns. **Processing times tend to be slower than metropolitan councils**, with pre-application meetings strongly recommended given the council's emphasis on heritage character and environmental protection. Expect 8-12 weeks for straightforward applications, with complex proposals often extending beyond statutory timeframes due to thorough assessment processes. **Common delays include heritage advisor consultations** in Daylesford and other historic townships, plus detailed vegetation assessments given the area's significant tree canopy and environmental overlays. The department frequently issues RFIs regarding neighbourhood character compatibility and bushfire management requirements. **The planning team is relatively small but experienced**, taking a **strict interpretation approach** to heritage and character provisions. They're particularly focused on managing growth within established town boundaries while protecting rural and mineral springs areas from inappropriate development. **Applications aligned with their "manage growth" philosophy** - infill development in designated growth areas like Daylesford and Creswick - receive more favorable consideration than proposals pushing town boundaries or impacting heritage precincts.