attachment 5 - home - murrindindi shire council · 2020. 9. 4. · 14.5 metre frontage to the back...

of 59

Attachment 5.1Scheduled Meeting of Council9 September 2020Page 1

of 59


Lawyers and Planning Consultants

ABN 53 692 008 486

Tel: 0448 793 795

Email: [email protected]

Post: PO Box 129, Kilmore VIC 3764

Application for planning permit

Use of land for a café – 3-9 Back Eildon Road, Thornton 1

APPLICATION FOR PLANNING PERMIT

Use of land for a café - 3-9 Back Eildon Road, Thornton

Figure 1 – Existing buildings located on the Subject Land, formerly the Thornton State School.

Introduction

A planning permit is sought for the use of land for a café at 3-9 Back Eildon Road, Thornton (Subject

Land). The Subject Land is located in the Murrindindi Shire and is governed by the Murrindindi

Planning Scheme (Scheme).

Site description

The Subject Land is located in the township of Thornton and is the site of the former Thornton State

School No 1371. The Subject Land consists of two parcels more particularly described as lot 1 on

TP431776S (3 Back Eildon Road) and lot 1 on TP962705E (9 Back Eildon Road) and is located to the

north-west of the Goulburn Valley Highway and Back Eildon Road intersection.

Please refer to the attached certificates of title volume 4749 folio 755 and volume 12168 folio 427.

Lot 1 on TP431776S has an area of approximately 3721 m². It is an L-shaped allotment with a

14.5 metre frontage to the Back Eildon Road. Lot 1 on TP962705E is a rectangular allotment and has

an area of approximately 4049 m². This allotment has a 100 metre frontage (approximately) to the

Back Eildon Road.

of 59


Bell Legal & Planning [email protected] 0448 793 795



The two lots combined contain the former school building, two smaller wooden sheds, a steel shed

and the school toilet block. The Subject Land contains mostly exotic species of trees and a few

native trees predominantly around the perimeter of the Subject Land and in the south-eastern

corner, with a significant large native tree located in the south-western corner of the land and a

significant mature oak located centrally on the southern boundary. The northern section of the

Subject Land contains an open grassed area, formerly the school’s football field and cricket pitch,

and a bituminised court located closer to the buildings which currently contains faded line-markings

for various ball sports played by the school children.

The buildings are located reasonably centrally on the Subject Land. The Subject Land has an existing

access towards the north-eastern corner with a sealed driveway leading towards the sealed court

area. There is an existing sealed carparking area located on the road reserve at the frontage of the

Subject Land, with sufficient area for seven parallel spaces. See Figure 2 below showing the Subject

Land and Figure 3 showing the location of the Subject Land within the broader Thornton township.

Figure 2 – Subject Land.

of 59





Figure 3 – Location of Subject Land to the north-west of the main crossroads in Thornton.

The immediate surrounding parcels of land are used for residential purposes and generally contain

dwellings with ancillary outbuildings. To the south of the main intersection lies the small

commercial area of Thornton, which includes a butcher shop, take-away food store, general store

and Rubicon Hotel. The Thornton Caravan Park is to the north-east of the intersection.

The Subject Land is in the Township Zone and is subject to the Floodway Overlay (FO) and Heritage

Overlay (HO). An Area of Aboriginal Cultural Heritage Sensitivity exists over the northern section of

the Subject Land. The land immediately surrounding the Subject Land is a mixture of Township

Zone and Farming Zone with the exception of the Goulburn River which is in the Public Conservation

and Resource Zone and the Goulburn Valley Highway which is in Road Zone Category 1. The FO also

applies to the surrounding land. Refer to the zoning map in Figure 4, the overlay maps in Figures 5

and 6 and the map showing the area of aboriginal cultural heritage sensitivity in Figure 7.

of 59





Figure 4 – Map showing the zoning of the Subject Land and surrounds.

Figure 5 – Floodway Overlay.

of 59





Figure 6 – Heritage Overlay.

Figure 7 – Area of aboriginal cultural heritage sensitivity.

In accordance with the Aboriginal Heritage Regulations 2018 particular uses of land require a

cultural heritage management plan where the use is considered a high impact activity and the

activity area includes an area of cultural heritage sensitivity. As the current proposal is for the use of

of 59





the land for a café and does not require any significant ground disturbance, we have been advised

that a cultural heritage management plan is not required for the proposal.

Proposal

The proposal is for the use of the Subject Land for a café. The café will be located in the main school

building on the Subject Land and an additional food preparation area will be located in the existing

steel shed on the site.

The café building consists of an entry way leading into two large rooms providing tables and chairs

for sit-down customers. The café also includes a small kitchen and preparation area, and a servery in

the larger of the dining rooms. A larger food preparation area will be located in a separate building,

which will be partitioned into two rooms to also provide a small office area for the running of the

café.

The café will include both sit-down and takeaway food, with a focus on providing breakfast and

lunch, as well as morning and afternoon teas and hot drinks for patrons.

The seating capacity of the café is 36 patrons, divided between the two large dining rooms. We note

that these numbers are presently restricted in accordance with government guidelines due to

COVID-19.

The proposed operating hours for the café are 6:30 am to 5:30pm, 7 days a week. The early opening

time is to serve the needs of tradespeople and other workers moving through the area in the early

hours, as well as locals and tourists alike.

The Subject Land currently has 7 existing parallel car spaces on the road reserve at the frontage of

the land with direct access through a pedestrian gate to the café building. The area of the café and

the food preparation area requires 6 car spaces in accordance with clause 52.06 of the Scheme.

Although this requirement is met with the existing spaces on the road reserve, an additional 5 car

spaces are proposed to be provided on site, one of which will be an accessible parking space. These

proposed car spaces will be accessed via the existing driveway access from Back Eildon Road and

along a sealed driveway.

The former school toilet block will be updated and includes sufficient toilet facilities for staff and

patrons. The toilet building includes two toilets and two wash basins for females, one toilet, one

urinal and two wash basins for males, one unisex accessible toilet and washbasin, and an additional

toilet and washbasin for staff. A new wastewater treatment system will be installed due to the old

system being removed sometime after the school closed in 2013. A Land Capability Assessment has

been prepared for the site which demonstrates that the land is suitable for sustainable on-site

effluent disposal.

No external alterations are proposed to the café building, other than fresh paint, replacing broken

glass in the windows due to vandals after the school closed, and other routine maintenance and

repairs. Internally, the two former classrooms will remain essentially the same, and alterations to

the northern part of the building will include the fit-out and installation of the kitchen and food

preparation areas.

of 59





Please refer to the attached:

- Existing site plan (TP-01);

- Proposed site plan (TP-02);

- Floor plan of the café building (TP-03);

- Floor plan of the food preparation area and toilet building (TP-04);

- Proposed parking plan (TP-05); and

- Land Capability Assessment prepared by Paul Williams & Associates Pty Ltd, Report No.

A200505, June 2020.

Please note no permanent signage is proposed for the café at this stage. A local laws application for

an A-frame sign will be made if required.

Permit Triggers

The following planning permit trigger applies to this application:

• Clause 32.05 Township Zone – a permit is required to use the land for a retail premises.

The proposed café falls within the definition of a “food and drink premises” which is defined in

clause 73.03 of the Scheme as:

Land used to prepare and sell food and drink for immediate consumption on, or off, the

premises.

A food and drink premises is included in the broader land use term of “retail premises”. In the

Township Zone a retail premises is a section 2 use.

Zoning

Clause 32.05 Township Zone

The purpose of the Township Zone (TZ) is:

• To implement the Municipal Planning Strategy and the Planning Policy Framework.

• To provide for residential development and a range of commercial, industrial and other uses

in small towns.

• To encourage development that respects the neighbourhood character of the area.

• To allow educational, recreational, religious, community and a limited range of other non-

residential uses to serve local community needs in appropriate locations.

The proposed café is consistent with the purpose of the TZ. The café is located within an existing

building on the Subject Land and provides an opportunity to bring life back into the old school

buildings. The café is located reasonably centrally to the Thornton township and will not only

service the local community but the extensive tourism trade with traffic coming through Thornton to

access Lake Eildon. The Thornton Caravan Park is also located within short walking distance to the

café providing another option for visitors to the area. The Subject Land provides sufficient area for

carparking, both at the frontage of the land and with additional spaces proposed on site and as such,

will not have a detrimental impact on the neighbouring residential properties.

of 59





Decision guidelines

Clause 32.05-13 Decision guidelines - a response to the relevant guidelines is provided as follows:

Guideline Response

The protection and enhancement of the character of the town and surrounding area including the retention of vegetation.

The café will be located in the existing former school building on the site. The character of the town will be further enhanced with the proposed café breathing life back into the former school site. No vegetation is required to be removed for the proposed use.

The availability and provision of utility services, including sewerage, water, drainage, electricity, gas and telecommunications.

A new effluent disposal system is proposed for the Subject Land and the site has access to reticulated water and electricity.

In the absence of reticulated sewerage, the capability of the lot to treat and retain all wastewater in accordance with the State Environment Protection Policy (Waters of Victoria) under the Environment Protection Act 1970.

The Subject Land is suitable for sustainable onsite effluent disposal. Please refer to the attached Land Capability Assessment prepared by Paul Williams and Associates Pty Ltd.

The design, height, setback and appearance of the proposed buildings and works including provision for solar access.

No new buildings are proposed.

Provision of car and bicycle parking and loading bay facilities and landscaping.

Provision for car parking has been made on the Subject Land as well as utilising the existing car spaces at the frontage of the Subject Land. The Subject Land contains existing substantial landscaping and no further landscaping is proposed at this stage.

The effect that existing uses on adjoining or nearby land may have on the proposed use.

The uses of the land that adjoins the Subject Land is predominantly residential and these uses are unlikely to have a detrimental impact on the proposed use.

The scale and intensity of the use and development.

The proposed café is not considered an intensive use of the Subject Land and the café building sits well back from any adjoining residential buildings.

The safety, efficiency and amenity effects of traffic to be generated by the proposal.

The scale of the proposed use is unlikely to have any significant impact on traffic. The Back Eildon Road carries a significant volume of traffic through to Eildon. The proposed parking on site will allow cars to enter and exit the Subject Land in a forwards direction, and the

of 59





provision of parking at the frontage of the Subject Land provides the ability for vehicles towing caravans or boats to pull off the road and park safely.

Overlays

Clause 43.01 Heritage Overlay

The purpose of the Heritage Overlay is:


• To conserve and enhance heritage places of natural or cultural significance.

• To conserve and enhance those elements which contribute to the significance of heritage

places.

• To ensure that development does not adversely affect the significance of heritage places.

• To conserve specified heritage places by allowing a use that would otherwise be prohibited if

this will demonstrably assist with the conservation of the significance of the heritage place.

The HO applies to the whole of the Subject Land and is listed in the schedule to the HO as HO90 as

follows:

The Murrindindi Shire Stage 2 Heritage Study 2006 identified the Subject Land as having significant

heritage value and as a result was included in the Heritage Overlay through Amendment C43 (Part 1)

gazetted on 4 December 2014. The Thornton Primary School is of local historic, social and aesthetic

significance to the Shire. The school was originally opened in 1870 as a one-roomed schoolhouse.

This building was replaced in 1902 and it is this building that is still on the Subject Land. A larger

school room was added to the school in 1923 and it is these two rooms that will house the proposed

café. The historical significance of the school is that it is one of the earliest schools that was still in

use as a school up until its closure in 2013.

For the current proposal, no external works are proposed to the school building, other than

maintenance and repairs. Internally the building will be renovated with new finishes and fittings and

the creation of the kitchen and food preparation area.

Accordingly, the requirements of the Heritage Overlay are not triggered for this application and as

advised by Council, no heritage report is required for the proposed café.

of 59





Clause 44.03 Floodway Overlay

The purpose of the FO includes:


• To identify waterways, major floodpaths, drainage depressions and high hazard areas which

have the greatest risk and frequency of being affected by flooding.

• To ensure that any development maintains the free passage and temporary storage of

floodwater, minimises flood damage and is compatible with flood hazard, local drainage

conditions and the minimisation of soil erosion, sedimentation and silting.

• To ensure that development maintains or improves river and wetland health, waterway

protection and flood plain health.

As no new buildings are required for the proposed café, the requirements of the Floodway Overlay

are not triggered.

Particular provisions

Clause 52.06 Car parking

Purpose

• To ensure that car parking is provided in accordance with the Municipal Planning Strategy

and the Planning Policy Framework.

• To ensure the provision of an appropriate number of car parking spaces having regard to the

demand likely to be generated, the activities on the land and the nature of the locality.

• To support sustainable transport alternatives to the motor car.

• To promote the efficient use of car parking spaces through the consolidation of car parking

facilities.

• To ensure that car parking does not adversely affect the amenity of the locality.

• To ensure that the design and location of car parking is of a high standard, creates a safe

environment for users and enables easy and efficient use.

The Subject Land currently has provision for 7 car spaces at the frontage of the land in the road

reserve. An additional 5 car spaces are proposed on the Subject Land, one of which will be an

accessible car space. Table 1 of clause 52.06-5 sets out the car parking requirements that apply to

uses listed in the table. The required number of car spaces for a food and drink premises is 4 spaces

to each 100 square metres of leasable floor area:

of 59





The total leasable floor area for the proposed use is 164 square metres, comprised of 114 square

metres in the main café building and 52 square metres in the food preparation building. The

number of car spaces required for the proposal, therefore, is 6 car spaces. With 5 new car spaces

proposed on the Subject Land and the 7 parallel spaces on the road reserve, this requirement is

satisfied.

Municipal Planning Strategy

The relevant sections of the Municipal Planning Strategy are addressed as follows:

Clause 02.03 Strategic directions

Settlement

The established townships and settlements offer a significant opportunity to expand in locations

with infrastructure and leisure facilities, where natural environment is protected and where a high

level of community safety is facilitated.

Smaller townships in the municipality offer alternative lifestyle choices for residents. Council seeks

to develop its established townships and settlements by supporting each township as the focus for

residential and commercial needs and as the community and service hub for its surrounding area.

Built environment and heritage

The municipality has a diverse and colourful history and includes many sites and structures of

heritage significance. Heritage forms an essential part of the municipality’s town and rural

character. Recognition and protection of significant heritage is important for the cultural integrity

and character of the community.

The heritage value of the former Thornton State School has been protected through the application

of the Heritage Overlay. Specifically, the main school building and a small shelter shed have been

considered as significant features of the site, as well as a mature oak tree which was planted on

Arbour Day in 1923.

Planning Policy Framework

The relevant sections of the Planning Policy Framework are addressed as follows:

Clause11 Settlement

This clause identifies that Planning is to anticipate and respond to the needs of existing and future

communities through provision of zoned and services land for housing, employment, recreation and

open space, commercial and community facilities and infrastructure.

The zoning of the Thornton township provides for residential development as well as commercial

and other uses in this smaller town. The proposed café is close to the centre of town and will

provide an additional point of interest for visitors coming to Thornton or travelling through on their

way to Lake Eildon.

of 59





Clause 13.03-1S Floodplain management

This clause identifies the necessity to protect the natural flood carrying capacity of rivers, streams

and floodways, to protect the flood storage function of floodplains and waterways, and to protect

floodplain areas of environmental significance or of importance to river health. This clause includes

the following strategies:

• Identify land affected by flooding in planning schemes.

• Avoid intensifying the impact of flooding through inappropriately located use and

development.

The proposed use of the Subject Land is utilising existing buildings and as such, there will be no

impact on the movement of floodwater across the Subject Land.

Clause 15.03-1L Heritage Conservation

This clause identifies the importance of retaining significant heritage plans where appropriate and

encouraging new development that maintains and enhances the setting of heritage places and the

visual relationship between heritage places and the view from the public realm.

Alternative uses of heritage buildings are allowed where the original use of a heritage building is no

longer viable.

General Provisions

Clause 65 Decision Guidelines

Clause 65.01 Approval of an application or plan

Guideline Assessment

The matters set out in s60 of the Planning and Environment Act 1987.

The proposed cafe is consistent with the objectives of the Scheme and satisfies the Scheme’s requirements.

The Municipal Planning Strategy and the Planning Policy Framework.

The MPS and PPF have been addressed above.

The purpose of the zone, overlay or other provision.

The proposed café is consistent with the purposes of the TZ, HO and FO.

Any matter required to be considered in the zone, overlay or other provisions.

All matters have been considered and the proposed cafe satisfies the requirements of the zone and overlays and other provisions.

The orderly planning of the area. The proposed café is situated in an existing building on the Subject Land, which is located close to the centre of Thornton. With car parking available at the frontage of the land as well as on-site the proposed café supports the orderly planning of the area.

The effect on the amenity of the area. The proposal will not have a detrimental effect on the amenity of the area.

The proximity of the land to any public land. The Goulburn River is located to the north of the Subject Land and will not be impacted by

of 59





the proposed café.

Factors likely to cause or contribute to land degradation, salinity or reduce water quality.

Unsatisfactory effluent disposal is a factor that may contribute to a reduction in water quality. This has been addressed by the appropriate siting of a new effluent disposal system on the Subject Land.

Whether the proposed development is designed to maintain or improve the quality of stormwater within and exiting the site.

Not applicable

The extent and character of native vegetation and the likelihood of its destruction.

No native vegetation is required to be removed for the proposed café.

Whether native vegetation is to be or can be protected, planted or allowed to regenerate.

Not applicable.

The degree of flood, erosion or fire hazard associated with the location of the land and the use, development or management of the land so as to minimise any such hazard.

No new development is proposed for the cafe.

The adequacy of loading and unloading facilities and any associated amenity, traffic flow and road safety impacts.

The Subject Land has adequate room available for the unloading of supplies and for the provision of parking on site. The proposed café will have a negligible impact on traffic flow through the area.

Conclusion

The proposed use of the Subject Land for a cafe is consistent with the purpose and objectives of the

Scheme, namely the Municipal Planning Strategy and Planning Policy Framework, and the purpose

and requirements of the zone, overlays and particular provisions. We therefore respectfully request

that a planning permit for the use of the Subject Land for a café is issued at your earliest

convenience.

_______________________________

Angelina Bell Principal Solicitor Bell Legal & Planning 2 July 2020

of 59


DATE: DRAWING NO:

SCALE:

NORTH: REVISION:

TP-02ABN 40 193 714 048ARBV registration No. 16171

Dion KeechArchitect

REV DESCRIPTION DATEa: 14 Kendall St, Prestonp: 0419 449 309

e: [email protected]

ABN 40 193 714 048ARBV registration No. 16171

THORNTON PRIMARY SCHOOLPROJECT:

SITE PLAN - PROPOSEDDRAWING TITLE:

FOR:

HEDGER CONSTRUCTIONS

1:500 @ A3B13/08/20A Preliminary issue 11/6/20

B Staff parking added 13/8/20

Site Plan - ProposedScale: 1:500

B A C K E I L D O N R O A D

No.1322 Goulburn Valley H'way

19°05'10" 114.02

109°

05'1

0"

67.9

8

289°

05'1

0 2

9.47

290°

38'1

0"

38.5

2

199°05'10" 115.07

ironshed

woodshed

No.1 Back Eildon Rd.


Cafe

Shelter

Cafe prep.

Toilets

Bus shelter

Shed 1

Court

On site public parking

Existing parking bay

On site staff parking

11200

4 eq.

4900

drive

way

1 2 3 4

of 59


kitchen

total floor area114m2

7400

4900

6750 1820

6200 4100

Cafe PlanScale: 1:100

Servery

Seating area 1(capacity 16)

Entry

1275

0

10700

9020

Shelter

Entry

Seating area 2(capacity 20

OutsideSeating area

accessible ramp

Entry(level platform)

Take awaywaiting zone

Court

to toi

lets/

cafe

prep

.

Existing weatehrboard school house renovated with new internal finishes, walls and equipment

DATE: DRAWING NO:

SCALE:

NORTH: REVISION:


Dion KeechArchitect




THORNTON PS CAFEPROJECT:

CAFE PLANDRAWING TITLE:

FOR:


1:100 @ A3

A First issue 19/5/20

A17/06/20

of 59


DATE: DRAWING NO:

SCALE:

NORTH: REVISION:


Dion KeechArchitect




THORNTON PRIMARY SCHOOLPROJECT:

SITE PLAN - PROPOSEDDRAWING TITLE:

FOR:


1:500 @ A3A11/06/20

Site Plan - ProposedScale: 1:500



19°05'10" 114.02

109°

05'1

0"

67.9

8

289°

05'1

0 2

9.47

290°

38'1

0"

38.5

2

199°05'10" 115.07

ironshed

woodshed

No.1 Back Eildon Rd.


Cafe

Shelter

Cafe prep.

Toilets

Bus shelter

Shed

Court

On site parking

Existing parking bay

of 59


DATE: DRAWING NO:

SCALE:

NORTH: REVISION:


Dion KeechArchitect




THORNTON PSPROJECT:

DRAWING TITLE:

FOR:

HEDGER CONSTRUCTIONS APLAN - CAR PARKING 1:250 @ A3

2/06/20

Plan - Car parkingScale: 1:250


2800

5400

6400

2400 2400 28002800 2800

4 3 2 1

tree #1 Elm

Fence

Fenc

e

Court

existing roadalignment

Bus shelter

Cafe

Oval

Existing gate

Existing crossover

gate

s

existing parallel bays (currently unmarked)

existing pedestrian entry

76

5

tree #26Kurrajong

54321

6700

typical

2300

of 59



LAND CAPABILITY ASSESSMENT FOR

ON-SITE WASTEWATER MANAGEMENT AT

3-9 BACK EILDON ROAD, THORNTON

REPORT No. A200505 JUNE 2020

By

Paul Williams, B.App.Sc.

Paul Williams & Associates Pty Ltd CONSULTANTS IN THE EARTH SCIENCES

IMPORTANT NOTE

The land capability assessment report consists of this cover sheet, two

written sections, three drawings and four appendices.

The report elements are not to be read or interpreted in isolation.

Copyright - Paul Williams & Associates Pty Ltd. Any reproduction must be in full.

of 59


(i)

TABLE OF CONTENTS

(ii) Assessor’s Qualifications & Insurance

(iii) Executive Summary

SECTION 1 SITE INVESTIGATION

1.1 INTRODUCTION 1

1.2 INVESTIGATION METHOD 1

1.3 CAPABILITY ASSESSMENT

1.3.1 Land-Soil Unit A

2

2

1.3.1.1

1.3.1.2

1.3.1.3

1.3.1.4

1.3.1.5

1.3.1.6

1.3.1.7

1.3.1.8

1.3.1.9

1.3.1.10

1.3.1.11

1.3.1.12

Climate

Slope and Aspect

Vegetation and Land Use

Slope Stability

Subsurface Profile

Soil Permeability

Basement Rock Permeability

Colloid Stability

AS1547:2012 Soil Classification

Surface Drainage

Groundwater

Nutrient Attenuation

2

2

2

2

2

2

3

3

3

3

3

4

1.4 RISK MANAGEMENT & MITIGATION 4

1.4.1

1.4.2

1.4.3

1.4.4

1.4.5

1.4.6

1.4.7

1.4.8

1.4.9

1.4.10

1.4.11

1.4.12

1.4.12.1

1.4.12.2

1.4.12.3

1.4.12.4

1.4.13

Water Usage

Secondary Treatment

Block Size

Management Plan

Sizing of Treatment System

Load Balancing

Zoned Dosing

Pressure Compensated Subsurface Disposal

Oversized Effluent Areas

Reserve Areas

Buffer Distances

System Failure

Mechanical Breakdown

Accidents

Operational Breakdown

Maintenance Breakdown

Risk Summary

4

4

4

4

4

5

5

5

5

5

5

6

6

6

6

6

6

of 59


SECTION 2 RECOMMENDATIONS

2.1 APPLICATION 8

2.2 SUBSURFACE IRRIGATION 8

2.2.1

2.2.2

2.2.2.1

2.2.2.2

2.2.2.3

2.2.2.4

2.2.2.5

2.2.2.6

2.2.3

2.2.3.1

2.2.3.2

2.2.3.3

2.2.3.4

2.2.4

2.2.5

2.2.5.1

2.2.5.2

2.2.6

2.2.7

2.2.8

2.2.9

Disposal Strategy

Effluent

Effluent Quality

Effluent Quantity

Load Balancing

BOD Reduction

Triple Stage Grease Trap

Existing Infrastructure

Application Rates and Irrigation Areas

Hydraulic Loading

Nutrient Loading

Design Loading

Irrigation Area

General Requirements

Subsurface Distribution System

Ground Preparation and Excavation

Pump System and Pipe works

Sequential Zoned Irrigation

Inspections and Monitoring

Soil Renovation

AWTS/Sand filter

8

8

8

8

9

9

9

9

9

9

9

9

9

9

9

9

10

10

10

10

10

2.3 RESERVE AREA 11

2.4 SITE DRAINAGE 11

2.5 BUFFER DISTANCES 11

2.6 SUMMARY OF RECOMMENDATIONS 11

DRAWING 1

DRAWING 2

DRAWING 3

APPENDIX A

Results of Permeability Testing

Soil profile Photographs

APPENDIX B

Water Balance and Rainfall data

APPENDIX C

Land Capability Rating Tables

APPENDIX D

Management Plan

of 59


(ii)

ASSESSOR’S ACADEMIC & PROFESSIONAL QUALIFICATIONS

Paul Williams is the Director and principal earth scientist at Paul Williams & Associates Pty Ltd.

He has a Bachelors Degree in Applied Science (Geology and Land Use) (awarded in 1978) and has since

specialised in vadose zone hydrology, soil science and engineering geology.

He is a member of the Foundation and Footings Society (Vic) Inc. and is a Registered Building

Practitioner (EC1486)

All fieldwork and analyses are undertaken by, or directly supervised by Paul Williams.

ASSESSOR’S PROFESSIONAL INDEMNITY INSURANCE

Policy Number: NPP-13384

Period of Cover: 14/2/2020 – 14/2/2021

Geographical Coverage: Worldwide (excluding U.S.A.)

Retro-active Date: Unlimited

Limit of Indemnity: $4,000,000

Underwriting Company: Certain Underwriters at Lloyd’s

of 59


(iii)

EXECUTIVE SUMMARY

The proposed development at 3-9 Back Eildon Road, Thornton, is suitable for sustainable on-site

effluent disposal.

The allotment of 0.7771 hectares is in the Township zone and is not located in a Special Water Supply

Catchment.

It is proposed to operate a 30-table café and 8-accomodation cabins, as shown in Drawing 2

The site is not sewered. For design purposes, mains water (equivalent) is assumed.

Table 1

Description of Development

Parameter Site specific element

SPI Number 1\TP431776 and 1\TP962705 (to be consolidated)

Property Address 3-9 Back Eildon Road, Thornton

Owner/lessee c/- Hedger Constructions

Contact

Locality Thornton

Zoning and Overlays Township

Area 0.7771 hectares.

Usable Lot Area At least double LAA requirement (i.e. 1440m2+).

Soil Texture Type 4 (loam) over Type 4/5 (light clay/clay loam).

Soil Depth 1.4m+.

Soil Structure Well structured.

Soil Constraints Requires amelioration.

Permeability 0.05 to 0.6m/day after renovation.

Slope 0.5% to 1%

Distance to Surface Waters 130m (minimum) to Goulburn River.

Distance to water bore 100m+ to bore.

Water Supply Mains equivalent (assumed for design purposes).

Wastewater Load Up to 1,320 litres (load balanced) and 3,300 (peak).

Availability of Sewer Not available

Our field testing which included soil profile logging and sampling, permeability testing, a differential

level survey (by others), laboratory testing and subsequent reporting including water and nutrient

balance modelling and risk assessment has revealed that on-site effluent disposal is rational and

sustainable.

The assessment has been made in the context of prioritising public and environmental health with a

design compromise between rational wastewater reuse and sustainable wastewater disposal.

Effluent shall be treated to at least the 20/30 standard and distributed by subsurface irrigation utilising

the processes of evapotranspiration and deep seepage.

The irrigation area has been determined for the mean wet year and satisfies the requirements of SEPPs

(Waters of Victoria) in that the effluent irrigation system cannot have any detrimental impact on the

beneficial use of surface waters or groundwater.

For the proposed developments the site is not limited by area.

With regard to density of development and cumulative risk the assessment has considered risk

associated with subsurface flows and surface flows.

In regard to subsurface flows, it is clear that provided the on-site system is adequately designed,

constructed, operated and maintained the risk to surface and ground waters is negligible. Once the

effluent is placed underground, the extraordinary long travel times via ground water to surface waters

ensures adequate nutrient attenuation.

of 59


In regard to surface flows, it is clear that provided the on-site system is adequately designed,

constructed, operated and maintained, the risk to surface and ground waters is no greater than for a

sewered development.

The results of the land capability assessment and risk analysis indicate that primary effluent and trench

systems are not appropriate for this site.

Where risk is defined as the product of consequences and frequency, the risk can be reduced to

negligible levels if effluent is treated to a secondary level and disposed via pressure compensated

subsurface irrigation, as described in Section 2 of the land capability assessment.

Onsite disposal/recycling requires AWTS or sand filter with pressure compensated subsurface irrigation

and load balancing facility.

The LCA recommends a conservative, scientifically based, well founded wastewater management

system with inherent multiple barriers of safety.

Cumulative risk from the development is extremely low. The risk of serious or irreversible damage is

extremely low.

All requirements of SEPP (Waters of Victoria) can be met.

of 59


Paul Williams & Associates Pty. Ltd. ABN 80 006 412 862

CONSULTANTS IN THE EARTH SCIENCES

P. O. Box 277, Sunbury, Victoria, 3429

2 Argyle Place, Sunbury, Victoria, 3429

Telephone: 03 9744 6426

Mobile: 0418 171 796


LAND CAPABILITY ASSESSMENT LAND USE MAPPING TERRAIN MODELLING GEOLOGY SOIL SCIENCE HYDROGEOLOGY HYDROLOGY LAND-SOIL RISK ASSESSMENT

A200505 – JUNE 2020

LAND CAPABILITY ASSESSMENT FOR

ON-SITE WASTEWATER MANAGEMENT AT


SECTION 1. SITE INVESTIGATION

1.1 INTRODUCTION

On instruction from the land owner, an investigation was undertaken to assess land capability for on-site effluent

disposal at 3-9 Back Eildon Road, Thornton.

The allotment of 0.7771 hectares is in the Township zone and is not located in a Special Water Supply Catchment.

It is proposed to operate a 30-table café and 8-accomodation cabins, as shown in Drawing 2

The site is not sewered. For design purposes, mains water (equivalent) is assumed.

The assessment has been made in the context of prioritising public and environmental health with a design

compromise between rational wastewater reuse and sustainable wastewater disposal.

1.2 INVESTIGATION METHOD

The site investigation was carried out in accordance with SEPPs (Waters of Victoria) and related documents. This

report is in accordance with current SEPPs (Waters of Victoria), Code of Practice - Onsite Wastewater Management,

E.P.A. Publication 891.4, July 2016 and Approaches for Risk Analysis of Development with On-site Wastewater Disposal

in Open, Potable Water Catchments, Dr Robert Edis, April 2014 (as adapted for non-potable catchments). Guidance

has been sought from AS/NZS 1547:2012, Guidelines for Wastewater Irrigation, E.P.A. Publication 168, April 1991,

Wastewater Subsurface Drip Distribution, Tennessee Valley Authority, March, 2004, AS 2223, AS 1726, AS 1289,

AS 2870 and Australian Laboratory Handbook of Soil and Water Chemical Methods.

Our capability assessment involved the mapping of unique land-soil unit(s) which were defined in terms of significant

attributes including; climate, slope, aspect, vegetation, soil profile characteristics (including colloid stability, soil

reaction trend and electrical conductivity), depth to rock, proximity to surface waters and escarpments, transient soil

moisture characteristics and hydraulic conductivity.

Exploratory boreholes were push-tube sampled and hand augered. The soil profile was logged and representative soil

samples were taken for laboratory testing.

Water and nutrient balance analyses were based on the mean wet year rainfall for Lake Eildon and mean evaporation

data for Lake Eildon and were undertaken in accordance with Guidelines for Wastewater Irrigation, E.P.A. Publication

168, April 1991 (Part), AS/NZS 1547:2012 and in-house methods.

The results of the water and nutrient balance analyses are given in Appendix B, to this report.

The results of the investigation and in situ and laboratory testing are given in Section 1.3, below, and in Appendix A, to

this report.

of 59


Paul Williams & Associates Pty Ltd

2

1.3 CAPABILITY ASSESSMENT

We have used the attributes determined by the investigation to define one (1) land-soil unit, as follows:-

1.3.1 Land-Soil Unit A. This land-soil unit consists of very gently sloping terrain, as shown in Drawing 2 and Figure 1.

1.3.1.1 Climate. The general area receives a mean annual rainfall of 852mm and a mean annual evaporation of

1157mm. Mean evaporation matches or exceeds the mean rainfall in October through April.

Rainfall and evaporation data are presented in Appendix B, to this report.

1.3.1.2 Slope and Aspect. The ground surface (proposed land application area) slopes to the north-west at 0.5% to

1%, as shown in Drawing 2.

The unit is exposed to the prevailing winds and is subject to partial shade from nearby trees.

1.3.1.3 Vegetation and Land Use. The unit is vegetated with dense lawn grasses, as shown in Figure 1.

1.3.1.4. Slope Stability. For the encountered subsurface conditions, slope degree and geometry and for the proposed

range of hydraulic loadings, the stability of the ground slopes within the disposal areas are unlikely to be

compromised.

1.3.1.5 Subsurface Profile. The unit is underlain by alluvial materials of Quaternary Age.

The general subsurface profile consists of:-

• A topsoil (A1-horizon) layer of grey-brown, moist to wet, medium dense sandy silt (loam), with a soil reaction trend

of 6.3 to 6.7 pH and electrical conductivity of 0.11 dS/m, containing a root mat and rootzone, to a depth of 0.2m,

overlying,

• An alluvial soil (AL1-horizon) layer of grey-brown, moist to wet, medium dense clayey silt (clay loam) containing

some fine sand, with a soil reaction trend of 6.9 to 7.1 pH, electrical conductivity of 0.10 dS/m and free swella of

5%, with clay content increasing with depth, to a depth of 0.5m, overlying,

• An alluvial soil (AL2-horizon) layer of orange-grey-brown and light orange-grey-brown, moist to wet, moderately

well-structured silty clay and clayey silt of low plasticity (light clay), with a soil reaction trend of 6.9 to 7.4 pH,

electrical conductivity of 0.10 dS/m and free swell of zero, containing inter-beds, lenses and layers of clayey sand

and clayey-silty sand, to a depth of at least 1.5m.

1.3.1.6 Soil Permeability. The in-situ permeability tests were attempted on 4th June 2020

The occurrence of transient and seasonally occurring free water in the soil materials prevented the acquisition of

sufficient hydraulic data for determination of the geometric mean of saturated hydraulic conductivity.

Note: The relatively high soil moisture content at the time of testing was due to residual seepage from the topsoil into

the test holes and high moisture content from recent heavy and persistent rainfalls.

This transient high soil moisture impacts on the test method only and does not reflect in any way on the suitability of

the site for the sustainable onsite attenuation of waste water – see AS/NZS1547:2012, Appendix G.

A conservative estimate of permeability has been deduced as follows (see Code 3.6.1):-

Profile analysis in accordance with AS/NZS 1547:2012 and our laboratory analyses shows the clay and clayey materials

to be moderately well-drained.

These materials are the limiting layer, controlling vertical permeability.

a After Holtz (measures swell potential of fraction passing 450-micron sieve)

of 59



3

Constant head permeameter testing from similar formations has realised AL-horizon hydraulic conductivity ranging

from 0.05 to 0.60m/day.

For the limiting moderately well-structured B-horizon clayey soils, we have adopted an estimated saturated hydraulic

conductivity of 0.05m/day.

Peak deep seepage is conservatively estimated at 4.5mm/day.

1.3.1.7 Basement Permeability. From the literature and from examination of profiles and soil character in the vicinity,

the hydraulic conductivity of the underlying sediments would be in excess of 0.1m/day (adopt 3m/day for buffer

design).

1.3.1.8 Colloid Stability. The results of the Emerson Crumb Tests, Dispersion Index tests and observations of any

discolouration of water in the boreholes indicate that all encountered materials are non-dispersive.

The Emerson Class was 5 while the Dispersion Index was zero for all soil horizons.

The residual soils show a low slaking potential and have a low shrink-swell potential.

The electrical conductivity was determined for all horizons using a 1:5 soil/water extract and converted to EC

(saturation extract).

The determined electrical conductivity (ECse) ranged from 0.10 dS/m to 0.11 dS/m.

Soil reaction trend ranged from 6.5 pH to 7.2 pH which is within a tolerable range.

Assuming design, construction, operation and maintenance of the on-site effluent systems are in accordance with the

recommendations contained in this report, we can conclude that there is a low salting potential.

1.3.1.9 AS1547:2012 Soil Classification. In accordance with AS/NZS1547:2012 the alluvial clayey materials can be

classified as Type 4/5 soils.

After allocating proportional vertical and lateral flows and allowing for the potential for perched water mounding and

after the application of ameliorants, we have adopted a daily peak water balance seepage rateb of 4.7mm for 20/30

standard effluent.

1.3.1.10 Surface Drainage. Site surface drainage (proposed land application areas) is to the north-west, as shown in

Drawings 1 and 2. The nearest surface water (Goulburn River) is at least 130m distant, as shown in Drawings 1 and 2.

The effluent areas cannot impact on any surface waters (see Section 2.5, below).

1.3.1.11 Groundwater. No ground water was encountered in the boreholes.

Subsurface flow direction will generally reflect natural surface flow direction (i.e. a north-westerly direction), as shown

in Drawing 2.

There are no groundwater bores within a significant distance.

The Victorian groundwater data base indicates groundwater is between 1.5 and 5 metres of the surface.

Regionally the groundwater is contained in sand and gravel alluvium and is of high yield and high quality (less than

500mg/litre TDS) with beneficial use including domestic.

b The peak water balance seepage loss rate is based on being <10% of the measured/estimated hydraulic conductivity (of the limiting horizon) plus

a lateral flow component, effluent type and the effects of soil characteristics including profile thickness (flow paths and storage), shrink-swell,

dispersivity, soil reaction trend and assumes renovation.

of 59



4

1.3.1.12 Nutrient Attenuation. Clayey soils (as found on this site) can fix large amounts of phosphorous. Phosphate-

rich effluent seeping through these soils will lose most of the phosphorous within a few metres.

The limiting nutrient for this site is nitrogen. No phosphorous balance is required.

Nitrogen, contained in organic compounds and ammonia, forms nitrate-N and small amounts of nitrite-N when

processed in an aerated treatment plant. Several processes affect nitrogen levels within soil after irrigation. Alternate

periods of wetting and drying with the presence of organic matter promote reduction to nitrogen gas (denitrification).

Plant roots absorb nitrates at varying rates depending on the plant species (see Appendix B), however nitrate is highly

mobile, readily leached, and can enter groundwater via deep seepage and surface waters via overland flow and near-

surface lateral flow.

Based on the water and nutrient balance (see Appendix B), and assuming 30mg/litre N in the effluent (general case)

and 20mg/litre P, a denitrification rate of 20%, with N uptake of 220 kg/ha/year for the an appropriate grass cover

equivalent to a rye/clover mix) and sequential zoned dosing of the irrigation area, a conservative estimate can be

made of the nitrogen content in the deep seepage and lateral flow.

For the general case, and without considering further expected denitrification below the root zone and in the

groundwater (reported to be in the vicinity of 80%), denitrification in the lateral flow (external to the irrigation areas

but within the curtilage of the allotment) and plant uptake in the lateral flow, the irrigation area would need to be

530m2 for 1,320 litres/day of effluent for complete attenuation.

The hydraulic component of the water and nutrient balance have shown that an irrigation area of 720m2 would be

required to limit surface rainwater flows to episodic rain events.

For the development and to satisfactorily attenuate nitrogen on-site and to accommodate the design hydraulic

loading, the application rate should not exceed 1.8mm/day.

1.4 RISK MANAGEMENT & MITIGATION

SEPP (Waters of Victoria) requires that the proposal be assessed on a risk-weighted basis and cumulative effectsc be

considered.

A multiple risk-reduction approach is used in assessing this development, with components listed below:

1.4.1 Water Usage. With respect to daily effluent production, the system is overdesigned. Current best practice allows

for a (maximum) daily design effluent flow of 1,320 litres (7-day trading for the café and load balanced to include an

accommodation patronage of 40% annually). Design usage estimates are as per Code of Practice - Onsite Wastewater

Management, E.P.A. Publication 891.4, July 2016.

1.4.2 Secondary Treatment. The LCA recommends AWTS and sand filters. These systems generate a much higher

quality of effluent than septic systems.

1.4.3 Block Size. Many under-performing effluent fields are placed on blocks where area is limited. Limited area can

lead to inadequately sized or inappropriately placed effluent fields and a lack of options should the daily effluent

volumes increase. In the subject site, size is at constraining factor.

1.4.4 Management Plan. Historically, inadequate maintenance has played a major part in the failure of onsite effluent

disposal systems. There is a management plan within the LCA (see Appendix C). This plan gives guidance on the

implementation of mandatory operation, maintenance and inspection procedures.

1.4.5 Sizing of Treatment Systems. No specific proprietary treatment plant is recommended, however treatment

plants or sand filters must have current JAS/ANZ accreditation, which match effluent volumes with plant capacity.

c We would contend that there can be no significant cumulative effect if the provisions of SEPP (Waters of Victoria) are met (i.e. all wastes

contained onsite).

of 59



5

1.4.6 Load Balancing. Surge flows are likely and the systems may become overwhelmed for a period. This potential

problem can be eliminated by installing a plant with a load balancing facility (or equivalent function) which enables

short-term storage and sustainable flows to the distribution area over extended time. The load balancing facility also

provides temporary storage should the plant fail or if there is a power outage.

1.4.7 Zoned Dosing. The LCA stipulates that the effluent area is (automatically) irrigated sequentially by zones or time

to promote the creation of transient aerobic and anaerobic soil conditions.

The effluent field is sized conservatively for nitrogen attenuation, using pasture grass (rye/clover eq mix), which has a

nitrogen uptake of 220 kg/ha/year. Zoned dosing will increase the efficiency of the field for removing nitrogen from

the soil.

Undersized effluent fields are at risk of becoming anaerobic for long periods, with the risk of microbial build-up. This

leads to secretion of microbial polysaccharides, which coat soil particles and restrict the ability of the soil to adsorb

nutrients and attenuate pathogens. Polysaccharides can also coat the interior of pipes and block drainage holes if

drainage is slow due to the field being overloaded with effluent. This can lead to effluent surcharge from the ends of

the drainage pipes, forming preferential flow paths through overlying soil and draining overland to nearby surface

waters.

The alternating aerobic and anaerobic conditions created by zoned dosing prevent the build-up of microbial

polysaccharides, and ensures efficient renovation of effluent.

1.4.8 Pressure Compensated Subsurface Disposal. Conservatively sized irrigation areas with pressure compensated

subsurface disposal and zoned dosing deliver effluent directly into the soil. Under saturated conditions, water flow is

downwards in the direction of maximum hydraulic gradient. For a surface flow containing effluent to occur, the

effluent would have to rise, against gravity, through at least 150mm of soil. Under unsaturated conditions, water flow

is multi-directional due to capillary forces and matrix suction. The atmosphere provides a capillary break with capillary

forces and matrix suction reducing to zero at the air/soil interface. Gravitational forces outweigh the capillary forces

and matrix suction long before the surface is reached. Hence, any surface flow from the effluent area cannot contain

any effluent, regardless of the intensity and duration of rain events. Surface flow can only ever consist of rainfall in

excess of soil storage capacity and hydraulic conductivity.

Except for the instance of a broken/damaged drip line or distribution line, surface flow cannot contain any effluent.

Note: For a pressure compensated distribution network to function properly, lines must be placed parallel to contours

and/or horizontal for even effluent distribution.

1.4.9 Effluent Areas. Design effluent areas are oversized. They have been designed for a deep seepage less than 10%

of hydraulic conductivity.

1.4.10 Reserve Areas. Although reserve areas are not required for subsurface irrigation (Code of Practice, 2016), there

is sufficient area available for extension of the irrigation area. The reserve area is a spare effluent field, which is left

undeveloped, but can be commissioned in the case of increase in daily effluent production due to contingencies

through the chain of ownership.

1.4.11 Buffer Distances. Buffer distances are set out in the Code of Practice to allow for attenuation of pathogens and

nutrients, should an overland effluent surcharge occur.

The time taken for groundwater to reach the nearest potable surface waters can be estimated by using the Darcy

equation (which states that velocity is the product of the hydraulic conductivity and the hydraulic gradient). From the

literature, the regional gradient is about 0.005.

Flow times can be estimated for groundwater to flow the 130m (minimum) to the nearest surface waters at this site.

For a conservative basement hydraulic conductivity of 3m/dayd with a hydraulic gradient of 0.005, the time taken for

groundwater to flow a distance of 130m is over 20 years.

d This is a conservatively high figure to demonstrate maximum possible flow rates. A conservatively low figure was used for calculation of effluent

application rates (see recommendations) to demonstrate irrigation sustainability.

of 59



6

For a (rare) surface effluent discharge on a 0.5% slope and for the prevailing soil hydraulic characteristics, the

estimated maximum travel distance of the surface effluent discharge before reabsorption is less than 1me.

The design buffer distances comply the requirements of the Code of Practice.

1.4.12 System Failure. A properly designed and constructed onsite effluent system consisting of the treatment plant

and the irrigation area can suffer degrees of failure.

Failure can take the form of mechanical (plant), accidental (toilet blockages, damaged irrigation lines, high BOD

influent), operational (power outage, overloading) and maintenance (failure to check filters, failure to participate in

maintenance programme).

1.4.12.1 Mechanical Breakdown. Mechanical plant breakdown typically involves compressor and pump malfunction

causing no aeration and high-water levels, respectively. Both of these situations are alarmed (both audible and visual).

The proposed plants will benefit from a service contract providing 24-hour repair cycles. If the alarms were ignored (or

malfunctioned) and the establishment continued to produce waste until the load balancing tank and plant capacities

were exceeded (at least 5 days), a mixture of septic and raw effluent would back up to the interior of the toilet area

and/or surcharge through the plant hatches. It is difficult to imagine how this outcome could be allowed to manifest.

In addition, a plant malfunction with the occupants absent could not cause an effluent surcharge because no influent

would be produced during this period.

1.4.12.2 Accidents. Toilet blockages and accidentally damaged irrigation lines could allow localised surface surcharge

of treated effluent. This is why minimum buffers to surface waters have been maintained. High BOD influent (e.g.

dairy or orange juice) can realise a lesser quality than 20/30 standard for some weeks. Provided the high BOD influent

is not continuous, the soils will continue to satisfactorily renovate the effluent.

1.4.12.3 Operational Breakdown. Operational failures including power outages and transient hydraulic overloading

are accommodated by the load balancing facility, as described in Section 1.4.6, above.

1.4.12.4 Maintenance Breakdown. Maintenance breakdowns such as failure to clean line filters can lead to expensive

pump repairs and in extreme cases leakage (of 20/30 standard effluent) from the outlet pipe. This leakage would

occur in proximity to the facility and would be noticed and acted on.

Refusal to participate in the management programme would be acted on by the responsible authority within one

maintenance cycle.

AWTS and pumped systems have mechanical components which can malfunction and will age. The management plan

including the maintenance and monitoring programmes are essential to ensure safe onsite effluent disposal.

1.4.13 Risk Summary. With regard to density of development and cumulative risk the assessment has considered risk

associated with subsurface flows and surface flows.

In regard to subsurface flows, it is clear that provided the on-site system is adequately designed, constructed,

operated and maintained (see items 1.4.1 through 1.4.12.4), the risk to surface and ground waters is negligible. Once

the effluent is placed underground, the extraordinary long travel times via ground water to surface waters ensures

adequate nutrient attenuation.

In regard to surface flows, it is clear that provided the on-site system is adequately designed, constructed, operated

and maintained (see items 1.4.1 through 1.4.12.4), the risk to surface and ground waters is no greater than for a

sewered development. Indeed, it could be considered that the risk is less than for a sewered development because

there can be no mains failure (because there is no mains).

The LCA recommends a conservative, scientifically based, well founded wastewater management system with

inherent multiple barriers of safety. Cumulative risk from the development is also extremely low. The risk of serious or

irreversible damage is extremely low.

All requirements of SEPP (Waters of Victoria) have been met.

e Source: Approaches for Risk Analysis of Development with On-site Wastewater Disposal in Open, Potable Water Catchments (Dr Robert Edis April

2014).

of 59


Figure 1: Land-soil unit A (proposed land application area) viewed from north to south.

of 59



8

SECTION 2. RECOMMENDATIONS

2.1 APPLICATION

The following recommendations are based on the results of our assessment, and are made in accordance with SEPPs

(Waters of Victoria), the Code of Practice - Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016,

AS 1726, and AS/NZS 1547:2012.

They are based on the mean saturated hydraulic conductivity of the limiting clayey materials and are designed to

demonstrate the viability of on-site effluent disposal for café and accommodation units and a design daily effluent

production of up to 1,320 litres and are considered to be conservative.

2.2 SUBSURFACE IRRIGATION

2.2.1 General. Based on the results of the water balance analysis and considering the prevailing surficial and

subsurface conditions including soil profile thicknessf and slope and on condition that adequate site drainage is

provided (as described in Section 2.4, below), on-site irrigation systems are appropriate for effluent disposal for land-

soil unit A.

2.2.2 Effluent. Effluent will be generated from a café and accommodation units and will include black and grey water

(all wastes).

2.2.2.1 Effluent Quality. Effluent shall be treated by AWTS or sand filter to a standard that meets or exceeds the

water quality requirements of the 20/30 standard for BOD/SS.

2.2.2.2 Effluent Quantity. The daily effluent volume is a function of patronage, trading days and type of business. It is

proposed to have a 30-seat café with four 2-bedroom cabins and four 1-bedroom cabins.

As there is no water usage or patronage data, we are required to estimate conservative values from the Code.

For a cafe, a daily wastewater allowance of 10 litres/person and 10 grams BOD/person is required.

Allowing for a daily average of three covers per seat, the peak load is 900 litres and 900 grams BOD.

Allowing for seasonal fluctuations (eq 40% annually), the design daily load is 360 litres and 360 grams BOD.

For the accommodation cabins (assuming external laundry), a daily wastewater allowance of 100 litres/person and 80

grams BOD/person is required.

Allowing for four persons/2-bedroom cabin and two persons/1-bedroom cabin, the daily peak load is 2,400 litres and

1,920 grams BOD.

Allowing for 40% annual occupancy, the design daily load is 960 litres and 770 grams BOD.

The combined daily peak load is 3,300 litres and 2,820 grams BOD (900 + 2,400 and 900 + 1,920).

The combined daily design load is 1,320 litres and 1,130 grams BOD (40% of 3,300) and (40% of 2,820)

All effluent volumes have been calculated from Code of Practice - Onsite Wastewater Management, E.P.A. Publication

891.4, July 2016, Table 4 and assumes mains water (equivalent), out-sourced laundry and WELS-rated water-reduction

fixtures and fittings – minimum 4 Stars for dual-flush toilets, aerator taps, flow/pressure control valves and minimum

3 Stars for all appliances and external laundry.

For estimating grease trap volume, we have adopted a peak daily flow of 900 litres (7-day trading week).

f Minimum 1400mm required for evapotranspiration-absorption trenches.

of 59



9

2.2.2.3 Load Balancing. Transient hydraulic loads in excess of the expected daily peak load will occur (e.g. transient

increases in patronage). In addition, and in the case of power outages and/or mechanical breakdown, the load

balancing tank can act as a temporary storage.

The effluent treatment system must be fitted with a load balancing facility to allow transient high hydraulic loads to

be retained and distributed to the land application area during periods of low load.

The load-balancing tank size is a function of 2 times (approximately) maximum daily peak flow plus ballast if requiredg.

Hence, we recommend that the load-balancing tank be at least 7,000 litres without ballast or 10,000 litres with ballast.

2.2.2.4 BOD Reduction. The effluent treatment system will be required to process up to 1,130 grams BOD/day (load-

balanced). The effluent stream will pass through kitchen degreasing practices, triple stage grease trap, load-balancing

tank and sand filter/AWTS.

Typically, BOD reduction would be a minimum of 60% through the grease trap and 30% in the balance tank (assuming

3,000 litre ballast) prior to the sand filter/AWTS. Hence, the sand filter/AWTS will typically need to treat about 320

grams BOD.

For non-ballasted tanks, the BOD prior to the sand filter/AWTS would be about 450 grams.

To satisfactorily reduce BOD, we recommend that the effluent stream pass through a triple interceptor grease trap

and a 10,000 litre (including ballast) load-balance tank.

2.2.2.5 Triple Stage Grease Trap. The triple stage grease trap needs to be sized in proportion to peak hourly waste

flow. Hence, for a peak daily waste flow of 900 litres and a wash cycle of 3 to 4 hours the grease trap would need to be

at least 250 to 300 litres capacity, allow 500 litres.

2.2.3 Application Rates and Irrigation Areas. An irrigation area and application rate has been determined from the

results of the water and nutrient balance analyses and AS/NZS 1547:2012, Appendix M.

2.2.3.1 Hydraulic Loading. To satisfy the requirement for no surface discharge in the mean wet year, effluent shall be

applied at an application rate not exceeding 1.8mm/day.

2.2.3.2 Nutrient Loading. The requirements of SEPPs (Waters of Victoria) would be satisfied with effluent applied at

an application rate not exceeding 2.5mm/day.

2.2.3.3 Design Loading. To satisfy the requirement for no surface discharge in the mean wet year and on-site

attenuation of nutrients, the effluent shall be applied at a rate not exceeding 1.8mm/day.

2.2.3.4 Irrigation Area. To satisfy the requirement for no surface discharge in the mean wet year and on-site

attenuation of nutrients, the effluent shall be applied to an area of 720m2.

2.2.4 General Requirements. For subsurface irrigation, it is assumed that the design, construction, operation and

maintenance are carried out in accordance with AS/NZS1547:2012 and a “system specific” JAS/ANZ accreditation, as

appropriate.

The irrigation area is to be a dedicated area. To prevent pedestrian, stock and vehicular movements over the area, the

effluent area shall be “fenced”.

2.2.5 Subsurface Distribution System. A distribution network design similar to that shown in AS/NZS1547:2012, Figure

M1 is appropriate.

2.2.5.1 Ground Preparation and Excavations. Preparation of the ground is to include the redistribution of topsoil to

form a free draining, smooth surface. Pipe excavations shall only be undertaken in drier periods when soil moisture

contents are relatively low and when heavy rainfall and storms are not normally expected (see also, Section 2.2.8,

below).

g Ballast would nominally be 1/3 required capacity (i.e. 6,600 litres). Engineering alternatives (e.g. basal rim) can preclude the ballast requirement.

of 59



10

The concrete cricket pitch is to be removed and the subgrade lightly ripped and prepared as per Section 2.2.8, below.

2.2.5.2 Pump System and Pipe works. Uniform delivery pressure of the effluent throughout the distribution system is

essential. Percolation or drip rates shall not vary by more than 10% from the design rate over the whole of the system

(i.e. pressure compensated).

The distribution pipes shall be placed coincident with slope contours. The dripper system is to provide an effective

even distribution of effluent over the whole of the design area. Line spacing shall be no closer than 1000mm.

2.2.6 Sequential Zoned Irrigation. The efficiency of irrigation effluent disposal systems can be highly variable. We

recommend that as part of the daily irrigation process, the effluent area be irrigated sequentially by zones or time to

promote the creation of transient aerobic and anaerobic soil conditions.

The inspection regime described in Section 2.2.7, below, is to be strictly adhered to.

2.2.7 Inspections and Monitoring. We recommend that the mandatory testing and reporting as described in the Code

of Practice - Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, include an annual (post spring)

report on the functioning and integrity of the distribution system and on the functioning and integrity of the cut-off

drains and outfall areas.

It is expected that the frequency of inspections and monitoring will intensify as systems age.

We recommend that the daily waste flow is metered and recorded against patronage.

2.2.8 Soil Renovation. To improve the subsoil permeability and to maintain stable soil peds, the exchangeable Calcium

needs to be increased.

To achieve a suitable cation balance, gypsum needs to be added to the soil.

Application rates are related to water (irrigation and mean rainfall) available to dissolve or distribute to depth the

required ameliorants.

In this instance, where irrigation water is expected to be constant, available water is sourced from mean rainfall plus

irrigation.

A suitable amelioration technique is to initially broadcast gypsum over the regraded irrigation area at a rate of

0.25kg/m2. After smoothing of the surface, the irrigation network can be constructed.

After two months, broadcast gypsum over the irrigation area at a rate of 0.25kg/m2.

Gypsum must be fine-ground, agricultural quality.

Gypsum should be broadcast over the land application area at a rate of 0.25kg/m2 every 3 years.

2.2.9 AWTS and Sand Filter. It is assumed that the design, construction, operation and maintenance of all treatment

elements are carried out in accordance with AS/NZS1547:2012 and a current JAS-ANZ accreditation.

The AWTS or sand filter are to be sized to successfully treat a daily hydraulic load of 1,320 litres and a nutrient load of

either 370 grams BOD or 450 grams BOD for ballasted load balance tanks and non-ballasted load balance tanks,

respectively.

The sand filter shall have a minimum plan area of 27m2 with the sand media complying to the Code Appendix G. The

sand media must have less than 5% fines, effective size (D10) between 0.25 and 0.60mm and uniformity coefficient

(D60/D10) less than 4mm.

Note: All AWTS/sand filter inlets, hatches and access ports must be contructed above the 1%AEP flood levels, a shown

in Drawing 2.

of 59



11

2.3 RESERVE AREA

The expected design life of fifteen years may vary due to construction and maintenance vagaries and possible effluent

volume increases through the chain of ownership.

There is sufficient available area on the allotment for extension of the effluent area.

2.4 SITE DRAINAGE.

Our recommendations for on-site effluent disposal have allowed for incident rainfall only and are conditional on the

installation of a shallow cut-off drain, which shall be placed upslope of the disposal area.

Care shall be taken to ensure that the intercepted and diverted surface waters are discharged well away and down

slope of the disposal field.

Locations of the cut-off drains and a drain detail are shown in Drawings 2 and 3.

The owner shall also ensure that any upslope site works do not divert and/or concentrate surface water flows onto

the disposal area.

2.5 BUFFER DISTANCES

The water balance analysis has shown that potential surface (rain water) flows from the effluent area would be

restricted to episodic events.

The estimated hydraulic properties of the upper soil materials and hydraulic gradient have been used to evaluate (via

Darcy’s Law) the buffer distances with respect to subsurface flows.

Our analysis and evaluation have shown that the default setback distances given in Code of Practice - Onsite

Wastewater Management, E.P.A. Publication 891.4, July 2016, Table 5 and Approaches for Risk Analysis of

Development with On-site Wastewater Disposal in Open, Potable Water Catchments, Dr Robert Edis, April 2014 are

conservative and can be applied without amendment.

For a building located downslope of an effluent field, your engineer shall evaluate the integrity of building foundations

with respect to the assigned buffer distance.

2.6 SUMMARY OF RECOMMENDATIONS

Our capability assessment has shown that at least one rational and sustainable on-site effluent disposal method

(20/30 standard subsurface irrigation) is appropriate for the proposed development, subject to specific design criteria,

described above.

A management plan is presented in Appendix D, to this report.

Paul R. WILLIAMS B.App.Sc.

PRINCIPAL HYDROGEOLOGIST

Building Practitioner No. EC-1486

of 59



SUBJECT SITE

of 59


SEWER PIT?

TAP

GRATED PIT

GARDEN BED

ELM

ELM

ELM

ELM

ELM

(ht = 23m)

(ht = 23m)

(ht = 23m)

(ht = 23m)

(ht = 23m)

(ht = 22m)

OAK

OAK(ht = 22m)

(ht = 8m)

EVERGREEN

(ht = 16m)

(ht = 16m)

(ht = 26m)

(ht = 14m)

DECIDUOUS

CONIFER

(ht = 18m)

(ht = 10m)MAPLE

MAPLE(ht = 12m)

(ht = 24m)

LIQUIDAMBAR

DECIDUOUS

(ht = 12m)

(ht = 12m)ASH

ASH(ht = 12m)

CITRUS(ht = 4m)

CALISTEMON(ht = 5m)

(ht = 8m)

(ht = 6m)

BANKSIA

BANKSIA

EVERGREEN

EVERGREEN

(ht = 6m)

(ht = 6m)

ELMS

(ht = 10m)

(ht = 23m)ELM

EVERGREEN(ht = 8m)

(ht = 14m)

EVERGREEN

ELM

(ht = 11m)

(ht = 11m)

(ht = 11m)

(ht = 11m)

ELM

ELM

ELM

SILKY OAK(ht = 17m)

(ht = 15m)

EVERGREEN

PAPER BARK

(ht = 5m)

(ht = 8m)

SILKY OAK

IRON SHED

PO

ST &

WIR

E

G.I.

GATE

G.I.

GRASS

CORRUGATED IRON

IRON

PALINGS

SAIL POSTS

GRAZING

CLUMP OF BIRCHES AND EUCALYPTS

(up to 16m high)

PIT

TO

SPO

RU

MS

(up to

5m

hig

h)

ASH(ht = 6m)

HO

LE

BITUMEN DRIVEWAY No.11

CONCRETE

GRASSED AREA

ELM(ht = 14m)

GAT

E

BITUMEN

BIT

UM

EN

DR

IVEW

AY

EDGE OF BITUMEN

BITUMEN

CONCRETE

GRASSED AREA

BU

SS

HE

LTE

R

CO

NC

RET

E

METERBOX

PLAYGROUND

BITUMEN PATHWAY

TIM

BE

R T

OIL

ET

CO

NC

RE

TE

CONCRETE PATH

WEEPING CHERRY(ht = 4m)

OLD FRAME

ED

GE

OF B

ITU

ME

N

CO

NC

RE

TE

PATH

ROW OF SHRUBS

POST & WIRE

PO

ST &

WIR

E

WO

VEN

WIR

E

PO

ST &

WIR

E

114.0

2

67.98

29.47

38.52

NO

T F

EN

CED

115.0

7

POWER HEAD

221

200.2

201.2

CE

NTE

R L

INE

BIT

UM

EN

RO

AD

TIMBER SHED

CO

NC

RETE

PATH

U/GELECTRICITY

COVERED AREA

CONCRETE UNDER

TIMBER SHED

TIM

BER

SH

ED

CO

NC

RE

TE

BIT

UM

EN

WOODSHED

POST & WIRE

HIG

H W

OV

EN

WIR

E

BIT

UM

EN

SID

EENTRY

PIT

B.B.Q.

COVERED

POST & WIRE

POST & WIRE

CONCRETE

CORRUGATED IRON

ELECTRICITY TO No.1

CO

NC

RE

TE

KE

RB

& C

HA

NN

EL

BA

CK

OF C

ON

CR

ET

E K

ER

B

CROSSING

ED

GE O

F

BIT

UM

EN

ED

GE O

F B

ITU

ME

N

EUCALYPT

AR

RP

OX. 1.5

m D

EE

P

GRASS AND SCATTERED TREES

S/W PROPERTY INLET

S/W PIT

SEWER MANHOLE

ELECT. PIT

ELEC. POLE

PEG

WATER VALVE

WATER HYDRANT

SEWER VENT / I.S.

TELSTRA PIT

TREE

STREET SIGN

T.B.M.

GAS METER

WATER METER

W

S. SILLH. HEAD

WINDOWHABITABLE ROOM

SHRUBS

Level 1, 325 Camberw ell Road, CAMBERWELL. 3124.

ph: 9813 2222 fax: 9813 2244

[email protected]

SURVEY REF: 19445 JZ DATE: 12/05/2020

Report Number: A200505

Drawing Number: 2

Drawn: P.R.W.

Date: June 2020

Scale: 1:1,000

Contour Interval: 0.2m


3 & 9 BACK EILDON ROAD, THORNTON

LOCATION OF PROPOSED DEVELOPMENT SHOWING FLOOD LEVELS

100m HERITAGE BUFFERTO GOULBURN RIVER

SUFFICIENT AREA EXISTS FORDUPLICATION OF EFFLUENTIRRIGATION AREA DUE TOCONTINGENCIES THROUGHTHE CHAIN OF OWNERSHIP


720m2 PRIMARYIRRIGATION AREA

BH1

BH3

FEATURE SURVEY SUPPLIED BY RODNEY AUJARD & ASSOCIATES

BH2

INSTALL FENCE

INSTALL CUT-OFF DRAIN(SEE DRAWING 3)

of 59


Report Number: SPEC 014

Drawing Number: 3

Drawn: P.R.W.

Date: June 2020

Scale: 1:10 (Approximately)

Contour Interval: N/A


DUPLEX/GRADATIONAL SOIL PROFILES

CUT-OFF DRAIN DETAIL FOR 20/30 STANDARD EFFLUENT IRRIGATION FIELDS

NOTE: DRAWING NOT TO BE USED FOR SET-OUT PURPOSES


SILTY (LOAM) TOPSOIL

Clayey SILT SUBSOIL(DESIGN Ksat)

SOCKET DEPTHAT LEAST 100MM

PROPRIETARY SLOTTED PIPE

GRANULAR FILTERMATERIAL

SURFACE REGRADED BY CUTTING TO FACILITATECOLLECTION OF SURFACE FLOWS - DEGREE OFCUT SLOPE LIMITED BY REQUIREMENTS FOR SAFE& EFFICIENT MOWING/MAINTENANCE

NOTES:1. DRAIN TO BE DESIGNED, CONSTRUCTED & MAINTAINED TO ENSURE THAT NO SURFACE & PERCHED

GROUNDWATER FLOWS ENTER THE IRRIGATION AREA.2. DRAIN TO BE LOCATED ON ALL UPSLOPE SIDES OF IRRIGATION AREA (NO CLOSER THAN 1m FROM NEAREST

SUBSURFACE DISTRIBUTION LINE).3. DRAIN TO HAVE UNSPECIFIED FALL.4. MINIMUM SOCKET DEPTH OF 100mm INTO CLAY SUBSOIL (WHERE ENCOUNTERED) OR AT LEAST 300mm DEEP.5. DRAIN CROSS SECTIONAL AREA RELATED TO DESIGN FLOWS AS DETERMINED BY A SUITABLY QUALIFIED

AND EXPERIENCED ENGINEER.6. OFF-SITE DRAIN OUTFALL TO LEGAL POINT OF DISCHARGE SUBJECT TO LOCAL AUTHORITY REQUIREMENTS.7. ON-SITE DRAIN OUTFALL TO INCLUDE APPROPRIATE ENERGY DISSIPATION TO AVOID EROSION.8. ALL DRAINS AND OUTFALL AREAS SUBJECT TO POST-SPRING INSPECTION.

EFFLUENT AREA

(Ksat >> DESIGN Ksat)

1

1

EFFLUENT AREA

1 METRE SETBACK TONEAREST DRIP LINE

CUT-OFF DRAIN LOCATION(NOT TO SCALE)

NOTE: CUT-OFF DRAIN LOCATIONIS SCHEMATIC ONLY. FINAL LOCATIONTO BE DETERMINED BYDESIGN ENGINEER AS PARTOF SITE DRAINAGE DESIGN.

of 59


APPENDICES

of 59


APPENDIX A2

TYPICAL SOIL PROFILE

Borehole BH1

Borehole BH2

Borehole BH3

of 59


of 59


APPENDIX B

PART 2

RAINFALL DATA

of 59


APPENDIX C

LAND CAPABILITY ASSESSMENT TABLE

(Non-potable catchments) LAND LAND CAPABILITY RISK RATING AMELIORATIVE MEASURE

FEATURE LOW MEDIUM HIGH LIMITING & RISK REDUCTION

Available land for LAA Exceeds LAA and

duplicate LAA

requirements

Meets LAA and

duplicate LAA

requirements

Meets LAA and

partial duplicate LAA

requirements

Insufficient LAA area Limiting for trenches & beds: Insufficient area available.

Non-limiting for subsurface irrigation: Full reserve area available

Aspect North, north-east

and north-west

East, west, south-

east, south-west

South South, full shade North and north-westerly aspect.

Exposure Full sun and/or high

wind or minimal

shading

Dappled light

(partial shade)

Limited light, little

wind to heavily

shaded all day

Perpetual shade Partial shade.

Slope Form Convex or divergent

side slopes

Straight sided slopes Concave or

convergent side

slopes

Locally depressed Regrade finished LAA surface by smoothing and redistribution of topsoil.

Slope gradient:

Trenches and beds <5% 5% to 10% 10% to 15% >15% 0.5%: Non-limiting for trenches.

Subsurface irrigation <10% 10% to 30% 30% to 40% >40% 0.5%: Non-limiting for irrigation.

Site drainage:

runoff/run-on

LAA backs onto crest

or ridge

Moderate likelihood High likelihood Cut-off drain not

possible

Regrade land application area to be free draining.

Landslip8 Potential Potential Potential Existing Unremarkable

Erosion potential Low Moderate High No practical

amelioration

If undisturbed. Well vegetated soils (all runoff to be dispersed without concentrating

flows).

Flood/inundation Never <1%AEP <5% to 1%AEP >5% AEP All inlets and access ports to be above 1% AEP flood levels – see Drawing 2.

Distance to surface waters

(m)

Buffer distance

complies with Code

requirements

Buffer distance does

not comply with

Code requirements

Reduced buffer

distance not

acceptable

LAA located at least 130m from watercourse Goulburn River).

Distance to groundwater

bores (m)

No bores on site or

within a significant

distance

Buffer distances

comply with Code

Buffer distances do

not comply with

Code

No suitable

treatment method

No bores within a significant distance.

Vegetation Plentiful/healthy

vegetation

Moderate vegetation Sparse or no

vegetation

Propagation not

possible

Existing vegetation is suitable for land application area.

Depth to water table

(potentiometric)

(m)

>2 2 to 1.5 <1.5 Surface Water 1.5 to 5m.

Depth to water table

(seasonal perched)

(m)

>1.5 <0.5 0.5 to 1.5 Surface Perching probable.

(Regrade LAA to shed excess rainfall)

Rainfall9

(9th decile) (mm)

<500 500-750 750-1000 >1000 Non-limiting for trench systems.

Non-limiting for subsurface irrigation - Design by water balance.

Pan evaporation (mean)

(mm)

1250 to 1500 1000 to 1250 750 to 1000 <750 Design by water balance.

SOIL PROFILE

CHARACTERISTICS

Structure High or moderately

structured

Weakly structured Structureless,

massive or hardpan

Improve and maintain structure by gypsum application.

Fill materials Nil or mapped good

quality topsoil

Mapped variable

depth and quality

materials

Variable quality

and/or uncontrolled

filling

Uncontrolled poor

quality/unsuitable

filling

No significant fill encountered.

Thickness: (m)

Trenches and beds >1.4 <1.4 <1.2 Non-limiting for trench systems.

Subsurface irrigation 1.5+ 1.0 to 1.5 0.75 to 1.0 <0.75 Non-limiting for irrigation systems.

Permeability10

(limiting horizon) (m/day)

0.15-0.3 0.03-0.15

0.3-0.6

0.01-0.03

0.6-3.0

>3.0

<0.03

After renovation; design by water balance

Permeability11

(buffer evaluation) (m/day)

<0.3 0.3-3

3 to 5 >5.0

Evaluate flow times via Darcy’s Law

(assume 3m/day for alluvial sands and gravels)

Stoniness (%) <10 10 to 20 >20 Unremarkable

Emerson number 4, 5, 6, 8 7 2, 3 1 Non-dispersive.

Dispersion Index 0 1-8 8-15 >15 Non-dispersive.

Reaction trend (pH) 5.5 to 8 4.5 to 5.5 <4.5>8 Apply lime to raise pH.

E.C. (dS/m) <0.8 0.8 to 2 2-4 >4.0 Non-limiting for trench systems.

Non-limiting for irrigation.

Exchangeable Na (%) <5 5 to 10 10-15 >15 Less than 5% by deduction. (Non-limiting for trenches)

Exchangeable Mg (%) 12-15 15 to 25 25-35 35+ Less than 25% by deduction. (Non-limiting for trenches)

Exchangeable Ca (%) 65-70 40-65 20-40 <20 Greater than 40% by deduction. (Non-limiting for trenches)

Adjusted CEC 15+ 10 to 15 5 to 10 <5 15+: By deduction.

Free swell (%) <30 30-80 80-120 >120 Low-swelling clay fraction.

There are limiting factors for primary effluent trench systems (rainfall and available area).

There are no limiting factors for secondary effluent subsurface irrigation.

8 Landslip assessment based on proposed hydraulic loading, slope, profile characteristics and past and present land use.

9 Mean monthly rainfalls used in water balance analyses.

10 Saturated hydraulic conductivity from insitu testing and data base.

11 Saturated hydraulic conductivity estimated from AS/NZS1547:2012 and data base.

of 59


APPENDIX D

MANAGEMENT PLAN

of 59


Paul Williams & Associates Pty. Ltd. ABN 80 006 412 862

CONSULTANTS IN THE EARTH SCIENCES

P. O. Box 277, Sunbury, Victoria, 3429

2 Argyle Place, Sunbury, Victoria, 3429

Telephone: 03 9744 6426

Mobile: 0418 171 796


LAND CAPABILITY ASSESSMENT LAND USE MAPPING TERRAIN MODELLING HYDROGEOLOGY HYDROLOGY GEOLOGY SOIL SCIENCE LAND-SOIL RISK ASSESSMENT

A200505-JUNE 2020

MANAGEMENT PLAN

FOR

ON-SITE EFFLUENT DISPOSAL VIA SUBSURFACE IRRIGATION

AT


1. INTRODUCTION

This document identifies the significant land-soil unit constraints (as identified in A200505) and their management and

day-to-day operation and management of the on-site effluent system.

2. SIGNIFICANT LAND-SOIL UNIT CONSTRAINTS

2.1 Allotment Size. The day-to-day operation and management of on-site effluent systems, as described below, is not

constrained by lot size or geometry.

Although all requirements of SEPPs have been met or exceeded through conservative design, prudence dictates that

individual lot owners assiduously follow the management programme given in Section 4, below.

2.2 Nitrogen Attenuation. To reduce nitrates to insignificant levels, the effluent should not contain more than

30mg/litre total nitrogen.

Provided the irrigation areas are at least as large as those required to satisfy the nitrogen loading, as described in

A200505 Sections 1.3.1.13, 1.3.2.13 and 2.2.3.2, and that the (specified) grass is cut and (periodically) harvested,

nitrogen will be attenuated on-site.

2.3 Hydraulic Conductivity. The soils of this site are dispersive and low swelling clays with a moderate hydraulic

conductivity. The hydraulic conductivity is significantly influenced by soil structure, soil colloid stability and swell

characteristics. Breakdown or reduction of these soil parameters over time may manifest as reduced performance of

the irrigation system. The monitoring and inspection regime detailed in Section 4.7.2, below, should be adhered to.

2.4 Site Drainage. Our recommendations for on-site effluent disposal have allowed for incident rainfall (not surface

flow or lateral subsurface flow) and are conditional on regrading the land application area to be free-draining in all

directions.

The owner should also ensure that any upslope works do not divert and/or concentrate surface water flows onto the

disposal area.

2.5 Vegetation. The effluent disposal areas have been sized via water balance analyses utilising crop factors for

pasture (rye/clover mix).

3. THE ONSITE EFFLUENT SYSTEM

The onsite effluent system consists of the influent (toilets, kitchen, bathrooms), a load balancing tank/facility, the

treatment plant/sand filter (a device to treat the effluent to at least the 20/30 standard), the irrigation area including

effluent distribution system (delivery pipes and drippers), prescribed irrigation area vegetation, associated

of 59



7

infrastructure (cut-off drains, outfall areas, fencing), a service and maintenance programme and on-going

management.

4. MANAGEMENT

The owner is required to understand (and ensure that users understand) that sustainable operation of the onsite

effluent system is not automatic. Sustainable operation requires on-going management, as outlined below.

4.1 Effluent. Effluent will be generated from a residence and will include black and grey water (all wastes).

4.1.2 Effluent Quality. Effluent should be treated to a standard that meets or exceeds the water quality requirements

of the 20/30 standard.

4.1.3 Effluent Quantity. The daily effluent volume of 1,320 litres has been calculated from Code of Practice - Onsite

Wastewater Management, E.P.A. Publication 891.4, July 2016, Table 4 and assumes mains water supply (equivalent)

and WELS-rated water-reduction fixtures and fittings – minimum 4 Stars for dual-flush toilets, aerator taps,

flow/pressure control valves and minimum 3 Stars for all appliances.

4.2 Treatment. It is assumed that the design, construction, operation and maintenance of all treatment elements are

carried out in accordance with AS/NZS1547:2012 and a current JAS-ANZ accreditation.

Assuming installation of a triple interceptor grease trap and load-balancing tank, the AWTS or sand filter are to be

sized to successfully treat a daily hydraulic load of 1,320 litres and a nutrient load of up to 450grams BOD.

The sand filter shall have a minimum plan area of 27m2 with the sand media complying to the Code Appendix G. The

sand media must have less than 5% fines, effective size (D10) between 0.25 and 0.60mm and uniformity coefficient

(D60/D10) less than 4mm.

4.3 Irrigation Area. The irrigation area has been determined from the results of the water and nutrient balance

analyses and AS/NZS 1547:2012, Appendix M.

4.3.1 Effluent Area Requirement. For a daily effluent flow of 1,320 litres and to satisfy the requirement for no surface

rainwater flow in the mean wet year and on-site attenuation of nutrients, the effluent should be applied to an

irrigation area of 720m2.

Effluent distribution is as detailed in Section 4.3.2, below.

In case of an increase in effluent production through the chain of ownership, there is sufficient area available for

duplicating the irrigation areas.

Any landscaping and/or planting proposals require endorsement from the Murrindindi Shire.

4.3.2 Distribution System. The distribution system must achieve controlled and uniform dosing over the irrigation

area. A small volume of treated effluent should be dosed at predetermined time intervals throughout the day via a

pressurised piping network that achieves uniform distribution over the entire irrigation area.

Uniform delivery pressure of the effluent throughout the distribution system is essential. Drip rates should not vary by

more than 10% from the design rate over the whole of the system.

To minimise uneven post-dripper seepage, the distribution pipes must be placed parallel with slope contours.

Line spacing shall be not closer than 1000mm under any circumstances.

To facilitate the creation of transient aerobic and anaerobic soil conditions we recommend that as part of the daily

irrigation process, the effluent area be irrigated sequentially by zones or time.

4.3.3 Soil Renovation. To improve the subsoil permeability and to maintain stable soil peds, the exchangeable Calcium

needs to be increased.

To achieve a suitable cation balance, gypsum needs to be added to the soil.

of 59



8

Application rates are related to water (irrigation and mean rainfall) available to dissolve or distribute to depth the

required ameliorants.

In this instance, where irrigation water is expected to be constant, available water is sourced from mean rainfall plus

irrigation.

A suitable amelioration technique is to initially broadcast gypsum over the regraded irrigation area at a rate of

0.25kg/m2. After smoothing of the surface, the irrigation network can be constructed.

After two months, broadcast gypsum over the irrigation area at a rate of 0.25kg/m2.

Gypsum must be fine-ground, agricultural quality.

Gypsum should be broadcast over the land application area at a rate of 0.25kg/m2 every 3 years.

4.3.4 Buffer Distances. The water balance analysis has shown that potential surface rainwater flows from the effluent

area would be restricted to episodic events.

The estimated hydraulic properties of the upper soil materials and hydraulic gradient (equivalent to the ground slope

and regional gradients) have been used to evaluate (via Darcy’s Law) the buffer distances with respect to subsurface

flows.

Our analysis and evaluation have shown that the default setback distances given in Code of Practice - Onsite

Wastewater Management, E.P.A. Publication 891.4, July 2016, Table 5 are conservative and can be applied without

amendment.

For a building located downslope of an effluent field, your engineer should evaluate the integrity of building

foundations with respect to the assigned buffer distance.

Buffer distances are to be applied exclusive of the irrigation area.

4.3.5 Buffer Planting. All downslope (Title inclusive) buffers may be required to filter and renovate abnormal surface

discharges. Hence, they are to be maintained with existing or equivalent groundcover vegetation.

4.3.6 Buffer Trafficking. On all allotments, buffer trafficking should be minimised to avoid damage to vegetation

and/or rutting of the surface soils.

Traffic should be restricted to ‘turf’ wheeled mowing equipment and to maintenance, monitoring and inspections by

pedestrians, where possible.

4.4 Vegetation. The system design for on-site disposal includes the planting and maintenance of suitable vegetation,

as specified in A200505 and/or similar documents.

Specifically, this irrigation area has been sized (in part) utilising crop factors and annual nitrogen uptake for a

rye/clover eq mix.

The grass needs to be harvested (mown and periodically removed from the irrigation area).

Where a variation to recommended grass species is proposed, it must be demonstrated that the nitrogen uptake and

crop factors (as specified in A200505 Appendix B – water balance) are met or exceeded.

4.5 Verification. The Council is to be satisfied that the effluent system has been constructed as designed.

4.6 Associated Infrastructure. The following items are an integral part of the onsite effluent system.

4.6.1 Cut-off drains. Cut-off drains are designed to prevent surface and near-surface water flows from entering the

effluent area. They should be constructed and placed around the effluent area, as detailed in Drawings 2 and 3.

4.6.2 Outfall areas. All pipe outfalls should be at grade and designed to eliminate scour and erosion.

of 59



9

A grassed outfall would normally be adequate. However, should monitoring and inspections reveal rill or scour

formation, the outfall will need to be constructed so that energy is satisfactorily dissipated.

Should this situation occur, professional advice is to be sought.

4.6.3 Fencing. The disposal area is to be a dedicated area. Adequate fencing must be provided to prevent stock,

excessive pedestrian and vehicular movements over the area.

4.7 Service and Maintenance Programme. The minimum requirements for servicing and maintenance are set out in

the relevant Certificate of Approval and the manufacturer’s recommendations.

4.7.1 Treatment Plant. Aerated treatment plants and sand filters should be serviced at least one time per year (or as

recommended in the JAS-ANZ accreditation and the effluent should be sampled and analysed as required by the JAS-

ANZ accreditation. The local authority is to ensure compliance.

The manufacturer’s recommendations are to be followed. Generally, low phosphorous and low sodium (liquid)

detergents should be used. Plastics and other non-degradable items should not be placed into the tanks. Paints,

hydrocarbons, poisons etc should not be disposed of in sinks or toilets. Advice from a plumber should be obtained

prior to using drain cleaners, chemicals and conditioners. It is important to ensure that grease does not accumulate in

the tanks or pipes. Grease and similar products should be disposed of by methods other than via the on-site effluent

system.

4.7.2 Monitoring and Inspections. We recommend that the mandatory testing and reporting as described in the Code

of Practice - Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, include an annual (post spring) and

post periods of heavy and/or prolonged rainfall report on the functioning and integrity of the distribution system and

on the functioning and integrity of the cut-off drains, outfall areas and soil media.

The effluent areas should be regularly inspected for excessively wet areas and vegetation integrity.

We recommend that the daily waste flow is metered and recorded against patronage.

The inspection regime described in A200505, Section 2.2.7, should be strictly adhered to.

4.7.3 Grease and Oil Reduction. Restaurant/cafe kitchen wastewater usually contains high levels of food waste,

grease and oils. If grease and oils or food solids reach your treatment plant they will permanently damage the plant so

that it no longer functions to dispose of wastewater. This leads to costly repairs and/or replacement. You can help

protect your treatment plant by following simple kitchen procedures.

4.7.3.1 Plate and Cookware Pre-clean. Plates and cookware need to be thoroughly scraped to remove all food waste,

especially cooking oils and creamy sauces and gravies which are high in grease, before rinsing dishes. Thorough

scraping of dishes will prevent the majority of grease in your waste stream from entering your septic system. Absorb

room temperature liquid oils with bread waste and dispose as solid waste off site.

4.7.3.2 Water Conservation. Restaurant kitchens produce surge water flows during mealtime dishwashing periods.

Surge water loads push wastewater through the grease trap too rapidly for grease to separate. Water conservation

helps prevent surge loading.

4.7.3.3 Detergents. Select detergents that are formulated to release oil quickly so that it can rise to the water surface

instead of remaining emulsified.

4.7.3.4 Solvents, Cleaners and Disinfectants. Solvents and cleaners can cause grease to become emulsified and be

carried past the grease trap to the treatment plant. Excess use of disinfectants reduces bacterial action in the

treatment system which in turn reduces treatment of wastewater.

4.7.4 Grease Trap. The recommended triple interceptor grease trap must be regularly inspected and cleaned. Only

solids and surface oils should be removed. The water should be retained in the chambers.

Paul R. WILLIAMS B.App.Sc.

PRINCIPAL HYDROGEOLOGIST

Registered Building Practitioner EC1486

of 59


DATE: DRAWING NO:

SCALE:

NORTH: REVISION:


Dion KeechArchitect




THORNTON PS CAFEPROJECT:

CAFE PREP/ OFFICE & TOILET PLANDRAWING TITLE:

FOR:


1:100 @ A3

A First issue 19/5/20

A19/05/20

total floor area52m2

Cafe Prep/ office PlanScale: 1:100

Cafe prep.

3850

1900

6050

2600 1700 4400

9100

Office

Existing metal shed refitted with new internal lining and walls

Toilet PlanScale: 1:100

MaleAccessible

FemaleCleaner

Basin

Basin wc

wc urinal

wc

Basin

Basin

Basin

wc

shower

9200

3570

Existing weatherboard building with pitched metal roof

of 59


Copyright State of Victoria. This publication is copyright. No partmay be reproduced by any process except in accordance with theprovisions of the Copyright Act 1968 (Cth) and for the purposes ofSection 32 of the Sale of Land Act 1962 (Vic) or pursuant to a writtenagreement. The information is only valid at the time and in the formobtained from the LANDATA REGD TM System. None of the State ofVictoria, LANDATA REGD TM System, Victorian Land Registry ServicesPty. Ltd. ABN 86 627 986 396 as trustee for the Victorian LandRegistry Services Trust ABN 83 206 746 897 accept responsibility forany subsequent release, publication or reproduction of theinformation.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 04749 FOLIO 755 Security no : 124083425280C Produced 29/05/2020 03:37 PM

LAND DESCRIPTION----------------Lot 1 on Title Plan 431776S.PARENT TITLE Volume 02750 Folio 861Created by instrument 1124420 28/08/1923

REGISTERED PROPRIETOR---------------------Estate Fee SimpleSole Proprietor UTUPUA PTY LTD of "MAYFAIR BUILDING" LEVEL 6 171 COLLINS STREET MELBOURNE VIC 3000 AT257570K 19/05/2020

ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION----------------SEE TP431776S FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS -----------------------------

NUMBER STATUS DATEAT171349L (E) CAVEAT Registered 20/04/2020AT237329D TRANSFER CONTROL OF ECT Completed 13/05/2020AT254569K (E) WITHDRAWAL OF CAVEAT Registered 19/05/2020AT257085S TRANSFER CONTROL OF ECT Completed 19/05/2020AT257570K (E) TRANSFER Registered 19/05/2020

------------------------END OF REGISTER SEARCH STATEMENT------------------------

Additional information: (not part of the Register Search Statement)

Street Address: 3 BACK EILDON ROAD THORNTON VIC 3712

ADMINISTRATIVE NOTICES----------------------NIL

eCT Control 22342U GRINDAL LEGAL PTY LTDEffective from 19/05/2020

DOCUMENT END

Delivered from the LANDATA® System by InfoTrack Pty Ltd.

The information supplied by InfoTrack (PE) has been obtained from InfoTrack Pty Limitedby agreement between them. The information supplied has been obtained by InfoTrack Pty Limitedwho is licensed by the State of Victoria to provide this information via LANDATA® System.

of 59


Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Victorian Land Registry Services.

Document Type Plan

Document Identification TP431776S

Number of Pages

(excluding this cover sheet)

1

Document Assembled 30/06/2020 14:29

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at thetime and in the form obtained from the LANDATA® System. None of the State of Victoria,LANDATA®, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for theVictorian Land Registry Services Trust ABN 83 206 746 897 accept responsibility for anysubsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

of 59


of 59


Copyright State of Victoria. This publication is copyright. No partmay be reproduced by any process except in accordance with theprovisions of the Copyright Act 1968 (Cth) and for the purposes ofSection 32 of the Sale of Land Act 1962 (Vic) or pursuant to a writtenagreement. The information is only valid at the time and in the formobtained from the LANDATA REGD TM System. None of the State ofVictoria, LANDATA REGD TM System, Victorian Land Registry ServicesPty. Ltd. ABN 86 627 986 396 as trustee for the Victorian LandRegistry Services Trust ABN 83 206 746 897 accept responsibility forany subsequent release, publication or reproduction of theinformation.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958--------------------------------------------------------------------------------VOLUME 12168 FOLIO 427 Security no : 124083425292N Produced 29/05/2020 03:37 PM

LAND DESCRIPTION----------------Lot 1 on Title Plan 962705E.PARENT TITLE Volume 11876 Folio 998Created by Application No. 143693N 26/11/2019

REGISTERED PROPRIETOR---------------------Estate Fee SimpleSole Proprietor UTUPUA PTY LTD of "MAYFAIR BUILDING" LEVEL 6 171 COLLINS STREET MELBOURNE VIC 3000 AT257570K 19/05/2020

ENCUMBRANCES, CAVEATS AND NOTICES---------------------------------

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.

Warning as to Dimensions Any dimension and connecting distance shown is based on the description of the land as contained in the General Law Title and is not based on survey information which has been investigated by the Registrar of Titles.

DIAGRAM LOCATION----------------SEE TP962705E FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS -----------------------------

NUMBER STATUS DATEAT171349L (E) CAVEAT Registered 20/04/2020AT254569K (E) WITHDRAWAL OF CAVEAT Registered 19/05/2020AT257570K (E) TRANSFER Registered 19/05/2020

------------------------END OF REGISTER SEARCH STATEMENT------------------------

Additional information: (not part of the Register Search Statement)

Street Address: 9 BACK EILDON ROAD THORNTON VIC 3712

ADMINISTRATIVE NOTICES----------------------NIL

eCT Control 22342U GRINDAL LEGAL PTY LTDEffective from 19/05/2020

DOCUMENT END

Delivered from the LANDATA® System by InfoTrack Pty Ltd.

The information supplied by InfoTrack (PE) has been obtained from InfoTrack Pty Limitedby agreement between them. The information supplied has been obtained by InfoTrack Pty Limitedwho is licensed by the State of Victoria to provide this information via LANDATA® System.

of 59


Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Victorian Land Registry Services.

Document Type Plan

Document Identification TP962705E

Number of Pages

(excluding this cover sheet)

2

Document Assembled 30/06/2020 14:30

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at thetime and in the form obtained from the LANDATA® System. None of the State of Victoria,LANDATA®, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for theVictorian Land Registry Services Trust ABN 83 206 746 897 accept responsibility for anysubsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

of 59


of 59


Office Use Only

VicSmart? YES NO

Specify class of VicSmart application:

Application No.: Date Lodged: / /

Application for a Planning PermitIf you need help to complete this form, read MORE INFORMATION at the back of this form.

Any material submitted with this application, including plans and personal information, will be madeavailable for public viewing, including electronically, and copies may be made for interested parties forthe purpose of enabling consideration and review as part of a planning process under the Planningand Environment Act 1987. If you have any concerns, please contact Council’s planning department.

Questions marked with an asterisk (*) must be completed.

If the space provided on the form is insufficient, attach a separate sheet.

Click for further information.i

Formal Land Description *Complete either A or B.

This information can be found on the certificate of title.

If this application relates to more than one address, attach a separate sheet setting out any additional property details.

The Land i

Address of the land. Complete the Street Address and one of the Formal Land Descriptions.

Postcode:Suburb/Locality:

Street Address *St. No.:Unit No.: St. Name:

Lot No.: No.:A

OR

B Crown Allotment No.: Section No.:

Parish/Township Name:

Lodged Plan Title Plan Plan of Subdivision

Application for a Planning Permit | Combined Page 1

Application TypeIs this a VicSmart application?*

No YesIf yes, please specify which VicSmart class or classes: ...................................................................................................................................

If the application falls into one of the classes listed under Clause 92 or the schedule to Clause 94, it is a VicSmart application.

Has there been a pre-application meeting with a Council planning officer?

No Yes If ‘Yes’, with whom?:

Date: day / month / year

Pre-application Meeting

Planning EnquiriesPhone: (03) 5772 0317Email: [email protected]: www.murrindindi.vic.gov.au

Page 1 of 84

Attachment 5.2Scheduled Meeting of Council9 September 2020

For what use, development or other matter do you require a permit? *

i

The ProposalYou must give full details of your proposal and attach the information required to assess the application. Insufficient or unclear information will delay your application.

Provide additional information about the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a description of the likely effect of the proposal.

Estimated cost of any development for which the permit is required *

i

Cost $ You may be required to verify this estimate. Insert ‘0’ if no development is proposed.

If the application is for land within metropolitan Melbourne (as defined in section 3 of the Planning and Environment Act 1987) and the estimated cost of the development exceeds $1 million (adjusted annually by CPI) the Metropolitan Planning Levy must be paid to the State Revenue Office and a current levy certificate must be submitted with the application. Visit www.sro.vic.gov.au for information.

Describe how the land is used and developed now *For example, vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing.

Existing Conditions i

Provide a plan of the existing conditions. Photos are also helpful.

Title Information i

Encumbrances on title *

Provide a full, current copy of the title for each individual parcel of land forming the subject site. The title includes: the covering ‘register search statement’, the title diagram and the associated title documents, known as ‘instruments’, for example, restrictive covenants.

Does the proposal breach, in any way, an encumbrance on title such as a restrictrive covenant, section 173 agreement or other obligation such as an easement or building envelope?

Yes (If ‘yes’ contact Council for advice on how to proceed before continuing with this application.)

No

Not applicable (no such encumbrance applies).

Application for a Planning Permit | Combined Page 2Page 2 of 84


http://www.sro.vic.gov.au

Information requirements

Contact Council’s planning department to discuss the specific requirements for this application and obtain a planning permit checklist.

Is the required information provided? Yes No

Remember it is against the law to provide false or misleading information, which could result in a heavy fine and cancellation of the permit.

I declare that I am the applicant; and that all the information in this application is true and correct; and the owner (if not myself) has been notified of the permit application.

Signature: Date: day / month / year

Declaration i

This form must be signed by the applicant *


Applicant and Owner DetailsProvide details of the applicant and the owner of the land.

Applicant *

The person who wants the permit.

Organisation (if applicable):Postal Address: If it is a P.O. Box, enter the details here:

Title: First Name: Surname:

Suburb/Locality:

Unit No.:

Name:

Contact person’s details* Same as applicant

Organisation (if applicable):

Where the preferred contact person for the application is different from the applicant, provide the details of that person.

Postcode:State:Suburb/Locality:

St. No.:Unit No.: St. Name:

Name:


Contact information for applicant OR contact person below

Business phone:

Mobile phone:

Email:

Fax:

Please provide at least one contact phone number *

Owner *

The person or organisation who owns the land

Where the owner is different from the applicant, provide the details of that person or organisation.


Owner’s Signature (Optional): Date: day / month / year

Suburb/Locality

Unit No.:

Same as applicantName:


Postal Address: If it is a P.O. Box, enter the details here:

Postal Address:

i

Page 3 of 84


Lenovo

Pencil

Checklist i

Have you:

Filled in the form completely?

Paid or included the application fee?

Provided all necessary supporting information and documents?

A full, current copy of title information for each individual parcel of land forming the subject site.

A plan of existing conditions.

Plans showing the layout and details of the proposal.

Any information required by the planning scheme, requested by council or outlined in a council planning permit checklist.

If required, a description of the likely effect of the proposal (for example, traffic, noise, environmental impacts).

If applicable, a current Metropolitan Planning Levy certificate (a levy certificate expires 90 days after the day on which it is issued by the State Revenue Office and then cannot be used). Failure to comply means the application is void.

Completed the relevant council planning permit checklist?

Signed the declaration above?

Most applications require a fee to be paid. Contact Council to determine the appropriate fee.

LodgementLodge the completed and signed form, the fee and all documents with:

i

Need help with the Application? If you need help to complete this form, read More Information at the end of this form.

For help with a VicSmart application see Applicant’s Guide to Lodging a VicSmart Application at www.planning.vic.gov.au

General information about the planning process is available at www.planning.vic.gov.au

Assistance can also be obtained from Council’s planning department.

i


Deliver application in person, by post or by electronic lodgement.

Murrindindi Shire Council PO Box 138 Alexandra VIC 3714 Shire Offices Perkins Street Alexandra VIC 3714

Contact information: Phone: (03) 5772 0317Fax: (03) 5772 2291Email: [email protected]

Page 4 of 84


http://www.planning.vic.gov.au


i MORE INFORMATIONThe LandPlanning permits relate to the use and development of the land. It is important that accurate, clear and concise details of the land are provided with the application.

How is land identified?Land is commonly identified by a street address, but sometimes this alone does not provide an accurate identification of the relevant parcel of land relating to an application. Make sure you also provide the formal land description - the lot and plan number or the crown, section and parish/township details (as applicable) for the subject site. This information is shown on the title.

See Example 1.

The ProposalWhy is it important to describe the proposal correctly?The application requires a description of what you want to do with the land. You must describe how the land will be used or developed as a result of the proposal. It is important that you understand the reasons why you need a permit in order to suitably describe the proposal. By providing an accurate description of the proposal, you will avoid unnecessary delays associated with amending the description at a later date.

Planning schemes use specific definitions for different types of use and development. Contact the Council planning office at an early stage in preparing your application to ensure that you use the appropriate terminology and provide the required details.

How do planning schemes affect proposals?A planning scheme sets out policies and requirements for the use, development and protection of land. There is a planning scheme for every municipality in Victoria. Development of land includes the construction of a building, carrying out works, subdividing land or buildings and displaying signs.

Proposals must comply with the planning scheme provisions in accordance with Clause 61.05 of the planning scheme. Provisions may relate to the State Planning Policy Framework, the Local Planning Policy Framework, zones, overlays, particular and general provisions. You can access the planning scheme by either contacting Council’s planning department or by visiting the Planning Schemes Online section of the department’s website http://planning-schemes.delwp.vic.gov.au

You can obtain a planning certificate to establish planning scheme details about your property. A planning certificate identifies the zones and overlays that apply to the land, but it does not identify all of the provisions of the planning scheme that may be relevant to your application. Planning certificates for land in metropolitan areas and most rural areas can be obtained by visiting www.landata.vic.gov.au. Contact your local Council to obtain a planning certificate in Central Goldfields, Corangamite, Macedon Ranges and Greater Geelong. You can also use the free Planning Property Report to obtain the same information.

See Example 2.

Estimated cost of developmentIn most instances an application fee will be required. This fee must be paid when you lodge the application. The fee is set down by government regulations.

To help Council calculate the application fee, you must provide an accurate cost estimate of the proposed development. This cost does not include the costs of development that you could undertake without a permit or that are separate from the permit process. Development costs should be calculated at a normal industry rate for the type of construction you propose.

Council may ask you to justify your cost estimates. Costs are required solely to allow Council to calculate the permit application fee. Fees are exempt from GST.

Costs for different types of development can be obtained from specialist publications such as Cordell Housing: Building Cost Guide or Rawlinsons: Australian Construction Handbook.

Contact the Council to determine the appropriate fee. Go to www.planning.vic.gov.au to view a summary of fees in the Planning and Environment (Fees) Regulations.

Metropolitan Planning Levy refer Division 5A of Part 4 of the Planning and Environment Act 1987 (the Act). A planning permit application under section 47 or 96A of the Act for a development of land in metropolitan Melbourne as defined in section 3 of the Act may be a leviable application. If the cost of the development exceeds the threshold of $1 million (adjusted annually by consumer price index) a levy certificate must be obtained from the State Revenue Office after payment of the levy. A valid levy certificate must be submitted to the responsible planning authority (usually council) with a leviable planning permit application. Refer to the State Revenue Office website at www.sro.vic.gov.au for more information. A leviable application submitted without a levy certificate is void.

Existing ConditionsHow should land be described?You need to describe, in general terms, the way the land is used now, including the activities, buildings, structures and works that exist (e.g. single dwelling, 24 dwellings in a three-storey building, medical centre with three practitioners and 8 car parking spaces, vacant building, vacant land, grazing land, bush block).

Please attach to your application a plan of the existing conditions of the land. Check with the local Council for the quantity, scale and level of detail required. It is also helpful to include photographs of the existing conditions.

See Example 3.

Title InformationWhat is an encumbrance?An ‘encumbrance’ is a formal obligation on the land, with the most common type being a ‘mortgage’. Other common examples of encumbrances include:

• Restrictive Covenants: A ‘restrictive covenant’ is a written agreementbetween owners of land restricting the use or development of the landfor the benefit of others, (eg. a limit of one dwelling or limits on typesof building materials to be used).

• Section 173 Agreements: A ‘section 173 agreement’ is a contractbetween an owner of the land and the Council which sets outlimitations on the use or development of the land.

• Easements: An ‘easement’ gives rights to other parties to use theland or provide for services or access on, under or above the surfaceof the land.

• Building Envelopes: A ‘building envelope’ defines the developmentboundaries for the land.

Aside from mortgages, the above encumbrances can potentially limit or even prevent certain types of proposals.

What documents should I check to find encumbrances?Encumbrances are identified on the title (register search statement) under the header ‘encumbrances, caveats and notices’. The actual details of an encumbrance are usually provided in a separate document (instrument) associated with the title. Sometimes encumbrances are also marked on the title diagram or plan, such as easements or building envelopes.

What about caveats and notices?A ‘caveat’ is a record of a claim from a party to an interest in the land. Caveats are not normally relevant to planning applications as they typically relate to a purchaser, mortgagee or chargee claim, but can sometimes include claims to a covenant or easement on the land. These types of caveats may affect your proposal.

Other less common types of obligations may also be specified on title in the form of ‘notices’. These may have an effect on your proposal, such as a notice that the building on the land is listed on the Heritage Register.

Application for a Planning Permit | Combined AddendumPage 5 of 84


http://planning-schemes.delwp.vic.gov.au

http://www.landata.vic.gov.au

http://www.sro.vic.gov.au


What happens if the proposal contravenes an encumbrance on title?Encumbrances may affect or limit your proposal or prevent it from proceeding. Section 61(4) of the Planning and Environment Act 1987 for example, prevents a Council from granting a permit if it would result in a breach of a registered restrictive covenant. If the proposal contravenes any encumbrance, contact the Council for advice on how to proceed.

You may be able to modify your proposal to respond to the issue. If not, separate procedures exist to change or remove the various types of encumbrances from the title. The procedures are generally quite involved and if the encumbrance relates to more than the subject property, the process will include notice to the affected party.

You should seek advice from an appropriately qualified person, such as a solicitor, if you need to interpret the effect of an encumbrance or if you seek to amend or remove an encumbrance.

Why is title information required?Title information confirms the location and dimensions of the land specified in the planning application and any obligations affecting what can be done on or with the land.

As well as describing the land, a full copy of the title will include a diagram or plan of the land and will identify any encumbrances, caveats and notices.

What is a ‘full’ copy of the title?The title information accompanying your application must include a ‘register search statement’ and the title diagram, which together make up the title.

In addition, any relevant associated title documents, known as ‘instruments’, must also be provided to make up a full copy of the title.

Check the title to see if any of the types of encumbrances, such as a restrictive covenant, section 173 agreement, easement or building envelope, are listed. If so, you must submit a copy of the document (instrument) describing that encumbrance. Mortgages do not need to be provided with planning applications.

Some titles have not yet been converted by Land Registry into an electronic register search statement format. In these earlier types of titles, the diagram and encumbrances are often detailed on the actual title, rather than in separate plans or instruments.

Why is ‘current’ title information required?It is important that you attach a current copy of the title for each individual parcel of land forming the subject site. ‘Current’ title information accurately provides all relevant and up-to-date information.

Some Councils require that title information must have been searched within a specified time frame. Contact the Council for advice on their requirements.

Copies of title documents can be obtained from Land Registry: Level 10, 570 Bourke Street, Melbourne; 03 8636 2010; www.landata.vic.gov.au – go direct to “titles & property certificates”.

Applicant and Owner DetailsThis section provides information about the permit applicant, the owner of the land and the person who should be contacted about any matters concerning the permit application.

The applicant is the person or organisation that wants the permit. The applicant can, but need not, be the contact person.

In order to avoid any confusion, the Council will communicate only with the person who is also responsible for providing further details. The contact may be a professional adviser (e.g. architect or planner) engaged to prepare or manage the application. To ensure prompt communications, contact details should be given.

Check with council how they prefer to communicate with you about the application. If an email address is provided this may be the preferred method of communication between Council and the applicant/contact.

The owner of the land is the person or organisation who owns the land at the time the application is made. Where a parcel of land has been sold and an application made prior to settlement, the owner’s details should be identified as those of the vendor. The owner can, but need not, be the contact or the applicant.

See Example 4.

DeclarationThe declaration should be signed by the person who takes responsibility for the accuracy of all the information that is provided. This declaration is a signed statement that the information included with the application is true and correct at the time of lodgement.

The declaration can be signed by the applicant or owner. If the owner is not the applicant, the owner must either sign the application form or must be notified of the application which is acknowledged in the declaration.

Obtaining or attempting to obtain a permit by wilfully making or causing any false representation or declaration, either orally or in writing, is an offence under the Planning and Environment Act 1987 and could result in a fine and/or cancellation of the permit.

ChecklistWhat additional information should you provide to support the proposal?

You should provide sufficient supporting material with the application to describe the proposal in enough detail for the Council to make a decision. It is important that copies of all plans and information submitted with the application are legible.

There may be specific application requirements set out in the planning scheme for the use or development you propose. The application should demonstrate how these have been addressed or met.

The checklist is to help ensure that you have:

• provided all the required information on the form

• included payment of the application fee

• attached all necessary supporting information and documents

• completed the relevant Council planning permit checklist

• signed the declaration on the last page of the application form

The more complete the information you provide with your permit application, the sooner Council will be able to make a decision.

Need help with the Application?If you have attended a pre-application meeting with a Council planner, fill in the name of the planner and the date, so that the person can be consulted about the application once it has been lodged.

LodgementThe application must be lodged with the Council responsible for the planning scheme in which the land affected by the application is located. In some cases the Minister for Planning or another body is the responsible authority instead of Council. Ask the Council if in doubt.

Check with Council how they prefer to have the application lodged. For example, they may have an online lodgement system, prefer email or want an electronic and hard copy. Check also how many copies of plans and the size of plans that may be required.

Contact details are listed in the lodgement section on the last page of the form.

Approval from other authorities: In addition to obtaining a planning permit, approvals or exemptions may be required from other authorities or Council departments. Depending on the nature of your proposal, these may include food or health registrations, building permits or approvals from water and other service authorities.



The Land i

Address of the land. Complete the Street Address and one of the Formal Land Descriptions.

Postcode:Suburb/Locality:

Street Address *St. No.:Unit No.: St. Name:

Formal Land Description *Complete either A or B.

This information can be found on the certificate of title.

If this application relates to more than one address, attach a separate sheet setting out any additional property details.

Lot No.: No.:A

OR

B Crown Allotment No.: Section No.:

Parish/Township Name:

Lodged Plan Title Plan Plan of Subdivision

4 26 Planmore Avenue HAWTHORN 3122

2 LP93562P

Describe how the land is used and developed now *For example, vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing.

Existing Conditions i

Provide a plan of the existing conditions. Photos are also helpful.

Single dwelling.

Applicant and Owner DetailsProvide details of the applicant and the owner of the land.

Applicant *

The person who wants the permit.

Organisation (if applicable):Postal Address: If it is a P.O. Box, enter the details here:




Name:

Contact person’s details* Same as applicant


Where the preferred contact person for the application is different from the applicant, provide the details of that person.



Name:


Contact information for applicant OR contact person below

Business phone:

Mobile phone:

Email:

Fax:

Please provide at least one contact phone number *

Owner *

The person or organisation who owns the land

Where the owner is different from the applicant, provide the details of that person or organisation.


Owner’s Signature (Optional): Date: day / month / year



Same as applicantName:




i

Mr Len Browning Responsible Developers P/L 4 12 Ardour Lane Wycheproof Vic 3527

9123 4567 [email protected] 0412 345 678 9123 4567

Mr Andrew Hodge Town Planning Consultants PO Box 111 Parkdale Vic 3194

P

For what use, development or other matter do you require a permit? *

i

Provide additional information about the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a description of the likely effect of the proposal.

Construction of two, double-storey dwellings and construction of two new crossovers.

Example 1

Example 2

Example 3

Example 4

EXAMPLES



Planning Permit to

Murrindindi Shire Council

for proposed

Group Accommodation compromising six (6) cabins and community

building

Address: 86 Moores Road, Flowerdale

Lot 3 PS306336

27 February 2020

Page 8 of 84


DEVELOPMNT APPLICATION FOR: PLANNING SUSTAINABLE SOLUTIONS

Planning Permit for Group Accommodation 86 Moores Rd, Flowerdale | 1

Contents 1. Introduction ..................................................................................................................................... 3

1.1 What is in this report .................................................................................................. 3

1.2 Summary of proposal ................................................................................................ 4

1.3 Purpose of the proposal ........................................................................................... 4

2. The Site and Locality ........................................................................................................................... 4

2.1 The Region ................................................................................................................. 4

2.2 The Locality ................................................................................................................ 5

2.3 The Site ....................................................................................................................... 6

3. Existing uses ........................................................................................................................................ 8

3.1 Existing uses ................................................................................................................ 8

4. The Proposed Development ............................................................................................................... 8

4.1 Objectives of the Proposed Development ............................................................. 8

4.2 The Proposed Development .................................................................................... 8

4.2.1 Cabins ................................................................................................................ 9

4.2.2 Community Building .......................................................................................... 9

4.2.3 On-site Wastewater Management .................................................................. 9

4.2.4 Vehicular Access and Parking ......................................................................... 9

5. Planning Assessment......................................................................................................................... 10

5.1 Municipal Planning Strategy – Murrindindi ............................................................ 10

5.1.2 Vision .................................................................................................................................. 10

5.1.3 Strategic Direction ......................................................................................................... 11

5.1.5 Strategic Framework Plans .......................................................................................... 12

5.1.5 Planning Policy Framework ......................................................................................... 12

5.2 Farming Zone ........................................................................................................... 15

5.2.1 Clause 35.07-1 Farming Zone .............................................................................. 15

5.2.3 Decision Guidelines ....................................................................................................... 15

5.2.2 Schedule 1 to the Farming Zone (FZ1) ................................................................ 18

5.4 Overlays ............................................................................................................... 18

5.4.1 Bushfire Management Overlay (BMO) ......................................................................... 18

5.6 Particular Provisions ................................................................................................. 19

5.6.1 52.06 Carparking ........................................................................................................... 19

6. Other Strategic Planning Plans .......................................................................................................... 19

6.1 Goulburn Broken Regional Catchment Strategy ............................................................... 19

6.2 Rural Living Development Guidelines March 2004 ........................................................... 19

Page 9 of 84




6.3 The Kinglake Ranges, Flowerdale and Toolangi Plan and Design Framework 2015 ......... 20

7. Conclusion ......................................................................................................................................... 21

APPENDICIES

A. Planset of proposed buildings

B. Farm Plan November 2019

C. LAND CAPABILITY ASSESSMENT FOR ON‐SITE WASTEWATER MANAGEMENT AT 86 MOORES

ROAD, FLOWERDALE REPORT No. A190803 OCTOBER 2019 Paul Williams & Associates Pty

Ltd

D. Copy of Title

Page 10 of 84




1. Introduction

1.1 What is in this report

This report is a Planning Permit to Murrindindi Shire Council seeking a planning permit for the

propose the use of Group Accommodation and Community Building and associated

buildings and works including six (6) cabins and community building and associated internal

access roads and carparking.

A planning permit is required under Clause 35.07-1 Farm Zone for the use of Group

Accommodation and the Community Building which is a non-specified use under the

zoning. The buildings and works require a permit under clause as they are associated with a

section 2 use under Clause 35.07-1 Farm Zone.

The report is a result of Vivian Haung and owner of the property engaging Planning

Sustainable Solutions to prepare a planning permit for the above buildings and works and

use. Shane Sylvanspring was sought due to Vivians links to the Global Ecovillage Network

(GEN) in Asia and knew Shane would understand the vision Vivian and her family have for

the property.

The subject site is Lot 3 PS306336 known as 86 Moores Road. Flowerdale.

This report demonstrates that no significant adverse impacts will be generated by the

proposal. This application is consistent with:

• The objectives of the zoning of the site

• Strategic Directions of Murrundindi Shire

• Relevant Planning Policy Framework

• Relevant provisions

• Other strategic plans

The proposal is in the public and Shires interest as it provides additional accommodation

options, increase agricultural productivity and positive environmental and social outcomes

for the area. The following sections of the report describe the various aspects of the proposal

and assess the consistency of the application with applicable planning provisions.

Section 1 - Introduction - introduces the report and explains the

circumstances of the case and a summary of the proposal.

Section 2 - The site and locality - introduces the site and describes the

context of the site within its immediate and broader locality.

Section 3 – Existing uses – describes the current uses of the site

Section 4 - The proposed development - describes the proposal for

which this application is seeking planning consent and also describes

the objectives of the proposed development.

Section 5 - Statutory planning assessment - examines the consistency of

the proposed development with the provisions of relevant planning

policies, objectives, statutory instruments and legislation.

Appendices – attached reports and assessments

Page 11 of 84




1.2 Summary of proposal

This planning permit is for group accommodation that will provide guests with an experience

of rural Victoria, community living and organic farming and earth building practices. The

accommodation is low key with a communal dining and lounge area to increase the

organic farming and low impact community lifestyle the property wants to promote.

1.3 Purpose of the proposal

The proposed group accommodation is to provide temporary accommodation for visitors to

the area wishing to experience alternative farming practices and natural building.

The owner’s vision is for Chinese visitors to Melbourne to come and experience the rural

Victorian countryside as well as engage in farm activities that promote regeneration and

organic lifestyles. To support this vision the owner is planning to build from environmental

materials such as Strawbale, engage in water saving technologies and operate an organic

farm producing a wide variety of crops and fruits. Visitors will be able to experience

regenerative farming practices such as permaculture and organic farming in practice while

hosted by a local Chinese family. No such venue or experience is currently available for

Chinese tourists within the greater Melbourne area.

The current farm is not financially viable to sustain itself from the current orchard, so this use

will ensure long-term sustainability both financially and environmentally for the site. The

accommodation will allow confidence in exploring more diverse cropping and mixed crops

in the organic permaculture and regenerative agricultural practices. The existing cherry

orchard is to be retained and converted into organic cherry production. See appendix B for

proposed farm plan.

2. The Site and Locality

2.1 The Region

The proposal site is within the Hume region of Victoria is an economic rural region located in

the north-eastern part of Victoria, Australia. Comprising an area in excess of 40,000 square

kilometres with a population that ranges from 263,000 (in 2011) to 300,000 (in 2012),

King Parrot Creek the major waterway in Flowerdale is part of the large Goulbourn River

Catchment that covers large areas of Victoria and the region is known for its agricultural

areas of orchards, livestock and wineries.

The area is on the border of the greater Melbourne area as it is also in the northern foothills of

the Great Dividing Range that separates Melbourne from the drier and larger inland areas.

Page 12 of 84


https://en.wikipedia.org/wiki/Economic_geography

https://en.wikipedia.org/wiki/Regions_of_Victoria

https://en.wikipedia.org/wiki/Victoria_(Australia)

https://en.wikipedia.org/wiki/Australia



Wider locality (Source: MapshareVic)

2.2 The Locality

Flowerdale is a town in Victoria, Australia. The town is 95 kilometres from Melbourne and in

the foothills of the Great Dividing Range, in the upper catchment of the Goulburn

River system. At the 2016 Census, Flowerdale had a population of 689.

The area was devastated by the Black Saturday bushfires in February 2009 with the loss of

many houses, however the school, hotel and community hall were spared.

Flowerdale absorbed the entire adjacent town of Hazeldene on 9 April 2014, when the state

government formally merged the two towns. The council, which had supported the move,

cited a community desire for a "unified sense of community identity" following the Black

Saturday bushfires, which had caused significant damage in both towns.

The town and area is known for its scenic rural landscapes of bushland and hills with dry

sclerophyll forests, pastures and creeks meandering through rugged hillside country.

Moores Road and immediate environs

Page 13 of 84


https://en.wikipedia.org/wiki/Victoria_(Australia)

https://en.wikipedia.org/wiki/Australia

https://en.wikipedia.org/wiki/Melbourne

https://en.wikipedia.org/wiki/Great_Dividing_Range

https://en.wikipedia.org/wiki/Goulburn_River_(Victoria)

https://en.wikipedia.org/wiki/Goulburn_River_(Victoria)

https://en.wikipedia.org/wiki/Census_in_Australia#2011

https://en.wikipedia.org/wiki/Black_Saturday_bushfires





The subject site and its immediate locality are depicted below.

Nearby locality (Source: MapshareVic)

2.3 The Site

The subject site is a 21.4ha lot (53-acre allotment) rural allotment located at 86 Moores Road

known as Lot 3 PS306336. The property is a mixed grazing and orchard property with a 3ha

cherry orchard and pastures. Very little native vegetation is found on site with windbreaks the

only tree coverage on the property

The aerial image below depicts the site and the existing access from Moores Road. The site is

only 400m from the turn off of Moores Road and Boradford- Flowerdale Road which is major

road for the area.

The site is also only 2km from the small township of Flowerdale which has basic services.

Appendix A contains plans and site plan for the proposed cabins and buildings.

Page 14 of 84




Site (Source: MapshareVic)

Subject Site looking north down the King Parrot Creek valley showing orchard, house, sheds and grazing areas

Page 15 of 84




3. Existing uses

3.1 Existing uses

‘Carric Hill’ has a history as a cherry farm for over 10 years. The farm is a small-scale crop that

was a self-pick sales venue. The remaining land has been used for livestock. Due to the soil

and management of past owners the farm cannot handle a financial sustainable amount of

livestock. The property was struggling financially.

The property has one residence and several rural sheds expected for a property of its type.

The property has no native forested areas and is cleared grassland with steep sections and a

3ha netted cherry orchard currently not maintained well which is proposed to remain and

be managed appropriately.

The current orchard is in transition to organic spray free methods.

Farm Sheds associated with the agricultural use also exist as well as a large irrigation dam.

4. The Proposed Development This section of the report describes the proposed development and the environmental

planning objectives adopted for the proposal.

4.1 Objectives of the Proposed Development

The objectives of the proposed development are as follows:

• Attain planning approval for the proposed uses and buildings and works

described

• Provide a suitable design solution that will satisfy the needs of the farm

• Design the new buildings required to minimise conflict with views, privacy or

amenity of adjoining properties;

• Provide adequate services to the proposed buildings;

• Manage on-site wastewater generated by the new developments;

• Provide an increase in production and uses for the agricultural property;

• Provide additional accommodation for visitors wanting to experience and

learn farm management

• Be consistent with relevant planning controls.

4.2 The Proposed Development

The proposal includes the use of the land for Group Accommodation and associated

buildings and works which include internal road, administration and community building and

6 cabins. The buildings will be in vicinity to the existing buildings on-site and utilise existing

internal road access.

Page 16 of 84




Strawbale building technique

4.2.1 Cabins

The proposed cabins are situated to the rear of the property. They are proposed to be

constructed of strawbale, and environmentally friendly and sustainable natural building

technique. Each cabin will contain an ensuite and bedroom. The Cabins are 34m2 in size

and will be built into the landscape with landscaped food producing gardens surrounding.

Details of the cabins can be found in Appendix A.

Proposed Cabins

4.2.2 Community Building

It is proposed to have a community building

on-site where visitors can gather, have meals,

lounge and meet. The facility will be able to

offer meals to accommodation guests only

and farm workers and will not be open to the

public. The building will be built of strawbale

to educate visitors on the benefits of natural

buildings. Incorporated in the building is a

small administration area underneath the

main building.

The community building is designed as a solar

passive building and provides outlook onto

landscape gardens where demonstrations

can be given. Details of the building can be

found in appendix A.

4.2.3 On-site Wastewater Management

Appendix C contains the On-Site Wastewater Management report by Paul Williams and

Associated Pty Ltd.

The report demonstrates that the site is unconstrained and that the proposed treatment

systems are suitable and proposed wastewater treatment areas are adequate for all

developments within the proposal. See appendix B for proposed site of area of treatment.

4.2.4 Vehicular Access and Parking

The proposed access is using the current access and extend to service the cabins and

community facility. This will be a gravel road and developed in accordance with regulations.

The major Broadford-Flowerdale Road is only 400m from the site and therefore little road

upgrades are required.

Page 17 of 84




Carparking will be provided at the community facility for 12 car spaces as well as single car

spaces at the cabin sites.

Approximate location of proposed buildings on-site

5. Planning Assessment The proposal is subject to the Murrindindi Planning Scheme which is the planning instrument

for the site. Below are relevant areas of the scheme applicable to the development.

5.1 Municipal Planning Strategy – Murrindindi

The proposal supports many aspects of the Municipal Planning Strategy. All relevant areas

are included below:

5.1.2 Vision

VISION

• Council seeks to enhance the liveability, amenity and quality of life in the municipality.

• Council will facilitate sustainable population and economic growth.

• The municipal rate base will be actively grown through sound planning, support for

continued economic development and protection of the natural and built environment.

• A strong economy will attract people to the municipality, creating further opportunities for

lifestyle choice, business investment and prosperity.

The proposal supports the vision by increasing the economic development of the area in a

sustainable way without compromising the liveability, amenity and quality of life in the

municipality.

Page 18 of 84




5.1.3 Strategic Direction

The proposal supports the following strategic directions of the Planning Policy Framework:

Settlement

• Concentrating development in locations free from environmental constraints, where

environmental values are protected, and the level of community safety is improved

The site is free from development constraints.

Environmental and landscape values

• Protecting environmental values, including native vegetation, roadside vegetation, and

scattered paddock trees.

• Encouraging environmentally sustainable design and energy and water efficiency

• Protecting and enhancing waterways, catchments, flood plains and wetlands.

The development is located to protect existing environmental values of the site.

Environmental risks and amenity

• Reducing the impacts of climate change, by supporting alternative energy sources, carbon

farming, reducing greenhouse gas emissions, and adopting environmentally sustainable

development principles.

• Encouraging development only when the risk to life and property from bushfire can be

reduced to an acceptable level and that bushfire protection measures can be implemented.

• Minimising risk to life and property from bushfire and flooding through the appropriate

siting, design and management of uses and developments

The development is located so there is little risk of fire or flood to property or life.

Natural resource management

• Protecting rural land for productive agricultural uses and compatible rural uses.

• Ensuring that the use and development of rural land protects and enhances agricultural

potential and the productive capacity of the land and surrounding land.

• Supporting existing agricultural production activities, including beef and sheep grazing,

horticulture, cropping, vegetable growing, aquaculture, timber production and niche

products.

• Supporting emerging agricultural industries that are compatible with existing agricultural

practices, including horticulture, intensive animal production, agroforestry, farm gate

agricultural sales, boutique, niche agriculture, agricultural processing, value adding

industries and carbon farming.

• Supporting the evolution of agriculture in response to improved practices and climate

change. Ensuring that agricultural land is not developed for primarily residential purposes.

• Discouraging the fragmentation of rural land into lots incapable of productive agricultural

and rural use.

The proposal supports the improved practices of agriculture and protects the existing

agricultural production on-site. The development will increase the agricultural production

and capacity on site as well as protect the rural use of the area.

Economic development

Page 19 of 84




• Encouraging business expansion, investment and employment. Facilitating the growth of

home-based business, small businesses, niche industries and rural based industries

• Encouraging sustainable growth in tourism, leveraging Murrindindi Shire’s natural assets,

proximity to Melbourne and links with neighbouring regions.

• Facilitating development of new tourism accommodation options and conference centres.

• Facilitating the rebuilding of tourism accommodation, attractions and facilities in areas

affected by natural disasters, including the 2009 bushfires.

• Encouraging small enterprises in tourism, creative arts, home-based businesses, overnight

visitor accommodation and farm enterprises and markets that showcase local produce.

The proposal encourages small enterprise in tourism and overnight visitor accommodation

and provides a new tourism accommodation option. The town of Flowerdale was impacted

by the 2009 fires however this site was not impacted and is of low fire risk.

5.1.5 Strategic Framework Plans

The proposal is outside any specific framework plan however is located near a tourism route

being the Flowerdale Road as shown below. Therefore, the strategic framework supports

tourist related activities such as the proposal along these routes.

5.1.5 Planning Policy Framework

In addition to the proposal supporting many of the objectives of the Strategic Direction of

Murrindindi, the proposal is also supported by the following objectives and policies within the

State Planning Policy Framework.

11.01 Settlement - Hume

Page 20 of 84




• Support growth and development in other existing urban settlements and foster the

sustainability of small rural settlements

Settlement - Murrindindi

Strategies

• Support the recovery and rebuilding of communities affected by the 2009 bushfires.

• Support the rebuilding of destroyed homes and damaged infrastructure from the 2009

bushfires.

• Support the re-establishment of commercial centres and opportunities for local employment

arising from the 2009 bushfires.

Flowerdale was heavily impacted by the fires in 2009. This development will possibly increase

local employment opportunities.

14.01-2S Sustainable agricultural land use

Objective: To encourage sustainable agricultural land use.

• Ensure agricultural and productive rural land use activities are managed to maintain the

long-term sustainable use and management of existing natural resources.

• Support the development of innovative and sustainable approaches to agricultural and

associated rural land use practices.

• Support adaptation of the agricultural sector to respond to the potential risks arising from

climate change.

• Encourage diversification and value-adding of agriculture through effective agricultural

production and processing, rural industry and farm-related retailing.

• Assist genuine farming enterprises to embrace opportunities and adjust flexibly to market

changes.

The proposal will help the farm diversify and encourage sustainable agricultural practices.

15.01-2S Building design

• Minimise the detrimental impact of development on neighbouring properties, the public

realm and the natural environment.

• Ensure development is designed to protect and enhance valued landmarks, views and vistas

• Encourage development to retain existing vegetation.

No vegetation removal is required and the buildings and works respond and protect the

environmental and landscape values of the area.

15.03-2s Aboriginal Cultural Heritage

The proposal is not in an area of Cultural Sensitivity (see map below) or is known cultural

heritage place in reference to the Aboriginal Heritage Act 2006.

Page 21 of 84




Map showing property and areas of cultural sensitivity (in green)

17 Economic development

17.01-1 Diversified economy - Hume Strategy

• Encourage appropriate new and developing forms of industry, agriculture, tourism and

alternative energy production.

The proposal is a new form of tourism for the area where international guests enjoy

sustainable farming and rural stays specific to Chinese visitors.

17.04-1S Facilitating tourism

Objective: To encourage tourism development to maximise the economic, social and cultural benefits

of developing the state as a competitive domestic and international tourist destination.

Strategies

• Encourage the development of a range of well-designed and sited tourist facilities, including

integrated resorts, accommodation, host farm, bed and breakfast and retail opportunities.

• Seek to ensure that tourism facilities have access to suitable transport.

• Promote tourism facilities that preserve, are compatible with and build on the assets and

qualities of surrounding activities and attractions.

• Create innovative tourism experiences.

• Encourage investment that meets demand and supports growth in tourism.

The proposal is for a tourist facility that preserves the rural nature of the area and creates an

innovative tourism experience. There is a known demand for the type of visitor the proposal

will cater for.

17.04-1R Tourism - Hume Strategies

• Support large commercial tourism uses in urban locations or rural areas of lower agricultural

value and away from areas identified as strategic agricultural land.

• Facilitate rural tourism activities that support agricultural enterprises such as cellar door and

farm gate sales and accommodation in appropriate locations.

Page 22 of 84




• Support the region’s network of tracks and trails and activities that complement and extend

their use.

The site is of low agricultural value and not identified as strategic agricultural land. The tourist

accommodation will support the agricultural activities on-site.

5.2 Farming Zone

5.2.1 Clause 35.07-1 Farming Zone

86 Moores Road, Flowerdale is within the Farming Zone (FZ) within the Murrindindi Planning

Scheme.

Purpose of the zone


• To provide for the use of land for agriculture. To encourage the retention of productive

agricultural land.

• To ensure that non-agricultural uses, including dwellings, do not adversely affect the use of

land for agriculture.

• To encourage the retention of employment and population to support rural communities.

• To encourage use and development of land based on comprehensive and sustainable land

management practices and infrastructure provision.

• To provide for the use and development of land for the specific purposes identified in a

schedule to this zone.

A planning permit is required under Clause 35.07 of the Farming Zone for the use of Group

Accommodation and Community Building which is an unspecified use under section 2 of the

zoning.

The proposal supports the purposes of the zone by retaining the prime purpose of the land

for agricultural production, allow employment opportunities and supports sustainable land

management practices.

5.2.2 35.07-4 Buildings and works

A permit is required for the proposed buildings and works the buildings and works associated

with a use in Section 2 of Clause 35.07-1 and are not exempt under the clause.

All setback requirements however are achieved for the zoning.

5.2.3 Decision Guidelines

Before deciding on an application to use or subdivide land, construct a building or construct

or carry out works, in addition to the decision guidelines in Clause 65, the responsible

authority must consider, as appropriate:

General issues

• The Municipal Planning Strategy and the Planning Policy Framework.

See for response to the Municipal Planning Strategy.

• Any Regional Catchment Strategy and associated plan applying to the land.

See response to Regional Catchment Strategy.

• The capability of the land to accommodate the proposed use or development,

including the disposal of effluent.

Page 23 of 84




The report has demonstrated that the land can accommodate the proposed use and

development. See Appendix C for more details.

• How the use or development relates to sustainable land management.

The organic cherry orchard on-site will remain and there will be an increase in diverse

cropping and farming production as a result of the application. The accommodation will

showcase the proposed regenerative farming proposed on-site.

• Whether the site is suitable for the use or development and whether the proposal is

compatible with adjoining and nearby land uses.

The proposed use and development will not impact adjoining land uses and is compatible

with the area.

• How the use and development makes use of existing infrastructure and services.

The proposal will enhance existing agricultural uses of the site, utilises existing access roads

and areas already developed.

• Agricultural issues and the impacts from non-agricultural uses

The non-agricultural uses proposed make up only a small percentage of the site and will not

impact the current productivity or proposed agricultural uses. The proposed development

will occur on degraded pasture with poor soil quality and no longer used for livestock within

vicinity of existing non-agricultural uses on site (existing dwelling and rural sheds).

• Whether the use or development will support and enhance agricultural production.

The proposal supports the existing agricultural uses of the property as well as allowing the

enhancement of production.

• Whether the use or development will adversely affect soil quality or permanently

remove land from agricultural production.

The proposal will only remove a small percentage of land from agricultural production. As

the cabins are relocatable the land removed permanently from production is further

reduced.

• The potential for the use or development to limit the operation and expansion of

adjoining and nearby agricultural uses.

Nearby farming uses are grazing which will not be impacted by the proposed use or

buildings.

• The capacity of the site to sustain the agricultural use.

The property is of a size that is difficult to sustain through grazing alone. The orchard on site is

also of a size that is difficult to financially sustain the use. The proposal introduces a third

financial input which can support more diverse cropping and production.

• The agricultural qualities of the land, such as soil quality, access to water and access

to rural infrastructure.

The site has poor agricultural qualities with poor soils and access to water. Dams currently

provide irrigation to crops. It is hoped through organic farming methods such as mulching

and diverse cropping water reduction and soil health can be improved.

• Any integrated land management plan prepared for the site.

No integrated land management plan has been prepared however a farm plan has been

prepared -see appendix B

Page 24 of 84




Dwelling issues

The proposal is not for an additional dwelling rather group accommodation.

Environmental issues

• The impact of the proposal on the natural physical features and resources of the

area, on soil and water quality.

The proposal will only use a portion of the current available land. The development will

increase soil fertility as it will support more regenerative organic farming techniques on the

land such as mulching, composting and increasing soil health. The development will have no

impact on the existing water quality.

• The impact of the use or development on the flora and fauna on the site and its

surrounds.

The proposal requires no removal of vegetation and has no impact on surrounding flora and

fauna. The proposed farm plan will enhance flora and fauna on the site.

• The need to protect and enhance the biodiversity of the area, including the

retention of vegetation

The proposal requires no removal of vegetation and has no impact on surrounding flora and

fauna. The proposed farm plan will enhance flora and fauna on the site.

• and faunal habitat and the need to revegetate land including riparian buffers along

waterways, gullies, ridgelines, property boundaries and saline discharge and

recharge area.

The plan is to repair current riparian areas on the farm which are located away from the

proposed development.

• The location of on-site effluent disposal areas to minimise the impact of nutrient loads

on waterways and native vegetation.

The proposed area for treatment of wastewater will have no impact on native vegetation or

waterways located over 950m from the nearest waterway.

Design and siting issues

• The need to locate buildings in one area to avoid any adverse impacts on

surrounding agricultural uses and to minimise the loss of productive agricultural land.

The proposal will have no impact on the surrounding land uses which is livestock grazing. The

amount of land used for the proposal will not result in a loss of productive farmland with only

around 2 acres out of 50 being used for the development.

• The impact of the siting, design, height, bulk, colours and materials to be used, on the

natural environment, major roads, vistas and water features and the measures to be

undertaken to minimise any adverse impacts.

The proposed community building and cabins are to be built of natural materials and are of

a scale and bulk that they will not be visible from roadways or surrounding properties. The

cabins are small in nature and located in the least visible area of the property.

• The impact on the character and appearance of the area or features of

architectural, historic or scientific significance or of natural scenic beauty or

importance.

There is no known significant features on the site and the proposal will not impact the scenic

beauty of the area as it is not located on a ridgeline or visible from any public area.

Page 25 of 84




• The location and design of existing and proposed infrastructure including roads, gas,

water, drainage, telecommunications and sewerage facilities.

The proposal is sited to utilise existing access roads and will be self sufficient in all areas

• Whether the use and development will require traffic management measures

The proposal is only proposed to generate 24 car movements a day (4 x6) at maximum and

therefore is unlikely to require any traffic management measures.

5.2.2 Schedule 1 to the Farming Zone (FZ1)

The proposal meets the schedule to the Farm Zone in the following:

The proposal is not for a dwelling and therefore minimum lot size does not apply

All development meets the minimum setbacks of:

• 5 metres from all boundaries

• 100m from dwellings not in the same ownership

• 20m from Moore’s Road which is not a Category 1 or 2 road

Earthworks associated with the development are minor in nature (under 1m) and will not

change the flow of water over the site.

Distance of proposal to adjoining dwellings

5.4 Overlays

The proposal is within the following Overlays which are addressed below:

5.4.1 Bushfire Management Overlay (BMO)

The property is partially covered by the Bushfire Management Overlay as shown.

Page 26 of 84




All proposed buildings and works are outside the overlay and are over 100m from where the

overlay starts. The proposal is not required to consider requirements stipulated under this

Overlay. Appropriate access to the buildings is proposed for emergency vehicles and all

buildings will be built in accordance with building and fire regulations.

No other overlays exist on the site.

5.6 Particular Provisions

5.6.1 52.06 Carparking

Under Clause 52.06 there is no specified carapaces required for accommodation. There will

be however 2 car spaces provided per cabin which would be equivalent to the

requirements of a dwelling under this clause.

6. Other Strategic Planning Plans

6.1 Goulburn Broken Regional Catchment Strategy

The Goulburn Broken Regional Catchment Strategy applies to the area as the King Parrot

Creek within 2km is part of the upper Goulbourn Catchment. The area is within the

Commuting Hills section of the plan.

The proposal supports the following Strategic priorities:

• Establish sustainable agricultural practices

• Increase biodiversity in agricultural land-use

6.2 Rural Living Development Guidelines March 2004

The proposal is not within a Rural Living Zone within the Shire (RLZ). However, the proposal

does achieve the development guidelines and objectives in most cases.

Page 27 of 84




6.3 The Kinglake Ranges, Flowerdale and Toolangi Plan and Design Framework

2015

The proposed site is outside the Flowerdale Masterplan and Study area (see below). The

proposal however supports the framework as it provides a tourist accommodation option

within proximity to the township and a tourist route with future options to walk or ride into the

township or recreation reserve along the proposed shared pathway.

Flowerdale Design Framework

Page 28 of 84




7. Conclusion

The proposal meets the requirements of the State and Local Planning Policies as well as the

Zone objectives and relevant overlays of the Murrindindi Planning Scheme. All setbacks and

works are within the prescribed requirements according to the planning provisions. The

proposal will result in a diverse agricultural production as well as tourist destination within a

small village on a marked tourist route. No impact will occur to the amenity or use of the

surrounding land and the proposal will protect the environmental and landscape values of the

area.

The proposal will enhance the township of Flowerdale and provide a niche tourist venture for

the area.

Page 29 of 84


attachment 5 - home - murrindindi shire council · 2020. 9. 4. · 14.5 metre frontage to the back...

Documents