planning report for 50 alma -moonlight road, alma

PLANNING REPORT FOR 50 ALMA -MOONLIGHT ROAD, ALMA

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2077 50 Alma-Moonlight Road, Alma Feb 2021

Planning Report for 50 Alma-Moonlight Road, Alma.

Project: A dwelling and subdivision in Farming Zone

Report prepared by: Julie Lee of NR Links Town Planning , Town Planner (PIA Assoc), Post grad.Dip

Planning, Post grad Dip Bushfire Planning, Management. Dip Conservation and Land Management

and Cert.Horticulture

Natural Resource Link

ABN 23 578 685 507

Po. Box 61, Clunes, Vic, 3370

Ph: 0406 459 522

Email: [email protected]

Copyright

Natural Resource Link shall retain ownership of the reports and drawings, design, displays and other

work produced by Natural Resource Link during the course of fulfilling a commission until final

payment by the client.

Disclaimer

Natural Resource Link does not accept any liability for an error, omission or loss or other

consequence that may arise from relying on this report.

REV DATE DETAILS

FINAL 24/6/2021

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TABLE OF CONTENTS

Summary ........................................................................................................................................... 4

INTRODUCTION ................................................................................................................................. 5

Landscape Context. ....................................................................................................................... 6

Land Use........................................................................................................................................ 9

Object site ........................................................................................................................................ 11

Images ........................................................................................................................................ 12

Soil Type for Agricultural Use .......................................................................................................... 29

Australian soil class ..................................................................................................................... 29

Land System ............................................................................................................................... 30

Land Form ................................................................................................................................... 30

Ground water and Salinity ............................................................................................................ 33

Land Capability Assessment-Agricultural Class ............................................................................... 34

Summary .................................................................................................................................... 36

PROPOSAL ........................................................................................................................................ 37

Agricultural use: ........................................................................................................................... 37

Proposed Dwelling- Lot.1: ............................................................................................................ 38

Proposed Dwelling- Lot.1 ............................................................................................................. 38

State Planning Policy Framework ..................................................................................................... 39

LOCAL PLANNING POLICY FRAMEWORK ......................................................................................... 39

CONCLUSION ................................................................................................................................... 52

Dwelling response ....................................................................................................................... 52

References ...................................................................................................................................... 54

Appendix.1 Title .............................................................................................................................. 55

Appendix.2 Existing Plan .................................................................................................................. 56

Appendix.3-Proposed plan ............................................................................................................... 57

Appendix.4. House Plan .................................................................................................................. 58

Appendix.5 Conservation/Farm Plan .............................................................................................. 59

Appendix.6 Introduction to Sodic soils ............................................................................................ 60

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SUMMARY

The following is covered in detail in this application:

• Application is for a dwelling to enable the landowner a base from which to undertake

conservation works

• Site has risk of salinity

• Site demonstrates historic clearing that can lead to land degradation

• Waterway on site and road reserve shows no signs of erosion

• A Section 173 agreement to protect areas of high biodiversity and threatened species from

further fragmentation. The area is to be nominated on title and a Conservation Plan to be

annexed onto the title to educate and inform current and future owner of conservation

responsibilities on site.

• Pest plants noted on site

• Salt indicator plants noted on site

• Current owner very conscientious and excited about conservation on site.

• Site has no potential to create any land use conflicts due to vegetation

• Soil is Class 4-5 low-no agricultural ability

• Site will need to demonstrate capacity for a dwelling in relation to salinity

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INTRODUCTION

Applicant NR Links Town Planning

Proposal A dwelling and subdivision

Location 50 Alma-Moonlight Road, Alma

Zone Farming Zone (FZ)

Schedule to Farming Zone

Erosion Management Overly (EMO)

Land Subject to inundation (LSIO)

Lot size 52.79124ha

Responsible Authority Central Goldfields

Prepared by NR Links Town Planning

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Natural Resource Link has been engaged by the owner to submit a Planning Permit Application on

their behalf for a subdivision and development. The owner has had difficulties with farming the land

mainly due to its capacity and are looking for a change. However, they would like to remain in the

area and build a dwelling on site and to sell the bulk of the lot for farming. The lot for farming Lot 2

is over the trigger for a dwelling but land risks (salinity) are an issue that would not be dealt with for

a dwelling so it is recommended in this report that it be included in this application if the site has the

capacity. This will ensure a good planning outcome and avoid any issues on Lot 2 that is over size and

really has a right of use for a dwelling.

Landscape Context.

The landscape is mostly open rural land with a mix of cropping/grazing, remnant vegetation and

hobby farms. The landscape is flat and is serviced by sealed and all-weather roads and has a mixture

of developed and undeveloped lots.

The open landscape has a major watercourse ( Timor Creek) and many tributaries; with several small

reserves. The Maryborough-St Arnaud is the main highway that passes the site to the north-east and

current access to site is from the Alma-Moonlight road (unsealed).

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Alma-

Moonlight

road

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Zoning in the landscape (above) is a mix of Rural Living (south side of Alma-Moonlight Rd) and to the

north (site) is Farming Zone.

Alma-Moonlight

road is a wide

all-weather

road and there

is power along

this road and

water as shown

below

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LAND USE

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VLIUS (Victorian Land Use Information- above) states that the site is primarily shown to be

classified as

3.2 Grazing modified pastures (yellow above)

Pasture and forage production, both annual and perennial, based on significant active

modification or replacement of the initial vegetation. For ALUM purposes, this class is

used when there is greater than 50 per cent dominant exotic species while 2.1, ‘Grazing

native vegetation’, is applied when there is greater than 50 per cent dominant native

species.

Most jurisdictions have datasets specifically designed to distinguish native from non native

vegetation. These datasets should be used to report on native versus non-native

vegetation, as the ALUM Classification maps the actual land use as a priority over land

cover.

Land under pasture at the time of mapping may be in a rotation system, so that at

another time the same area may be, for example, under cropping. Land in a rotation

system should be classified according to the prime use (if known) or the land use at the

time of mapping, with rotation information recorded in the management field

The remainder of land (Zoned Rural Living) is mapped as:

5.4 Residential and farm infrastructure

Land with houses and or other residential infrastructure with or without associated

agricultural activity. This class includes urban and remote communities, farm buildings

and other farm infrastructure larger than the minimum mapping scale, and land in

transition to residential from other land uses. This class also includes holiday shacks.

5.4.2 Rural residential with agriculture—rural allotments with houses built (or

being built) and agricultural activity at the sub-commercial and/or hobby scale

(excluding backyard/domestic garden areas or livestock as pets). Rural

residential generally refers to areas with blocks larger than 0.2ha that are

located in a rural setting (away from the main urban setting), with agriculture

unlikely to be the main form of income. If agricultural activities are larger

than 2ha, they should be mapped separately under the relevant crop or

pasture class. When no agricultural activity is present allocate to class 5.4.3,

‘Rural residential without agriculture’.

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Summary: The landscape is a used for grazing to the north of Alma-Moonlight Road and to the south

is residential low-density properties typical of the zoning (Rural Living)

OBJECT SITE

The subject site as shown below maps shows the remnant vegetation on site is mostly intact

remnant of very good quality mapped as 0.61-0.8 and consists of two EVC that are both endangered

in the Goldfields Bioregion.

Endangered is classified as

“Endangered

Status code: E

Contracted to less than 10% of former range; OR

Less than 10% pre-European extent remains; OR

Combination of depletion, degradation, current threats and rarity is comparable overall to the

above:

10 to 30% pre-European extent remains and severely degraded over a majority of this area; or

naturally restricted EVC reduced to 30% or less of former range and moderately degraded over a

majority of this area; or rare EVC cleared and/or moderately degraded over a majority of former

area.”

Biodiversity forms part of Farming Zone and is important for habitat and as climate change increases

in impacts will have impact on woodland communities.

“To encourage use and development of land based on comprehensive and sustainable land

management practices and infrastructure provision.”-Clause 35.07

Conservation of biodiversity and endangered flora forms part of state and local planning policy as

well.

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IMAGES

Open pastures on

Lot.2 that show

cropping land use

from Alma-

Moonlight road

looking north

Adjacent dwelling

at 91 Alma-

Moonlight Rd,

Alma

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Adjacent

dwelling at 10

Harkin Street,

Alma

Adjacent

dwelling at

55Alma-

Moonlight Rd,

Alma

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Quartz on

surface of

Lot.1 near

proposed

dwelling site

from

historical

Mining.

Juncus

acutus

salinity

and poor

drainage

indicator

plant on

Lot.1

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Rape crop on

Lot.2

showing

patchy

development

that could be

due to many

reasons such

as transient

salinity, low

water and

nutrient

retention.

Looking across

Lot.1 Juncus

indicating salinity

or impeded

drainage to low

areas.

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Phalaris along

roadways (low

drainage

lines)and is also

a salt indicator

plant

Briar rose

(noxious weed

on L.ot.1

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Quality

recruitment on

site of River

Red Gum

(Eucalyptus

camaldulensis)

Fenced of

area to the

north of

Lot.1

showing

recruitment

and a mix

of native

and exotic

grass

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Drainage

line on

Lot.1

Soil

showing

low

ground

cover and

amount of

rock on

the

surface

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Cropped

paddock on

crown

allotment 8

(part of

proposed

Lot.2)

Beautiful old

large

scattered

Yellow Gum

(Eucalyptus

leucoxylon)

On Lot.1 with

Acacia

paradoxa

understorey.

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Noxious

weed Box

Thorn on

Lot.1

Exotic trees on

Lot.1 with signs

of brick from a

former house

site. These

Elms are

recruiting from

roots all over

the area and

these would be

removed to

protect

biodiversity

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Elm sucker

Great to see

medium

sized logs

retained on

site

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Roadside

vegetation

to the north

of Lot.1

Woolly Clover

s a low

salinity and

bad drainage

indicator plan

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Spear Grass

(remnant)

Austrostipa

sp. and have

low

tolerance of

salinity.

Salt Grass

(Distichlis

distichophylla) a

higher-level salt

indicator plant

found in lower

areas

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Horehound

(Marrubium

vulgare) which is

a salt

indicator/low

nutrient.

Drainage line

show peds

(clay-

indicating

impeded

drainage) and

salt grass

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Stored fodder

on Lot.2

Farm

infrastructure

on Lot.2

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Dam on Lot.2

Bathurst Burr

(weed) on Lot.2

due to soil

disturbance near

dam.

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North end of Lot.1

near Mullock heap

showing high

density of

Austrostipa sp.

Mullock heap on

site

Lot.2

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Far north

extremity of

Lot.2 along

Walkers Road.

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SOIL TYPE FOR AGRICULTURAL USE

AUSTRALIAN SOIL CLASS

The Australian soil class for this site is a Sodosol that cover 30% of Australia

(A) Mottled Brown Sodosol

These soils have yellow to brownish yellow coloured upper subsoil horizons that are usually mottled.

The subsoils are usually coarsely structured, and prismatic and/or columnar peds are common. They

are generally specific to mid-range rainfall areas (i.e. 500-800 mm) and commonly occur in the

Uplands regions as well as in the western volcanic plains and southern plains of Victoria. These soils

mainly support dryland sheep grazing and are common in a number of areas of Victoria where gold-

mining has taken place (e.g. central goldfields region). Further information is provided on this soil,

including a case for why it should be considered as the State Soil for Victoria

Soil profile image of soil on site (left)

Managing sodic soils is included in

Appendix…..

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LAND SYSTEM

The site is mapped to be 2.1PfQ5-7 which is a duplex soil with the following susceptibilities to land

degradation:

• Compaction High

• Leaching Moderate

• Mass Movement Nil

• Salinisation Moderate

• Water Erosion Nil

• Water logging Nil

• Wind Erosion Nil

LAND FORM

2.1.7 Terraces and floodplains (Upper Loddon, Upper Woady Yallock Creek, Pomonal -

Moyston area, Crowlands, Avoca, Newstead)

2. Western Uplands (WU)

2.1 Dissected Uplands

Alluvial flats are a common feature in most valley floors.

In some valleys, the majority of the alluvium has been

deposited in episodes of drainage disruption and

blockages during the Late Neogene volcanism. Examples

include the extensive alluvial flats of the Lal Lal Swamp

and Dog Trap Creek. Some minor sandy deposits are

associated with the Lal Lal swamp (lunette).

Soil types present include dark self-mulching clays,

texture contrast soils, some gradational soils and minor

sandy soils.

Alluvial systems within the Dissected Uplands of the

Wimmera CMA region include Mount Cole Creek,

Mount William Creek and the Wimmera River. Mount

Cole Creek, the upper Wimmera River and other minor

tributaries are supplied surface and groundwaters

by Palaeozoic bedrock hilly terrain and Neogene

cappings that line many lower hillslopes. As a tributary

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that supplies the Wimmera River, Mount William Creek

rises on the slopes of Mt. William in the Grampians and

flows slowly to the north-west through Dadswells

Bridge. Extensive alluvial plains of this drainage system

represent a low pass (geocol) that separates the

Dissected Uplands (Midlands) to the east from the

Grampians to the west.

These fluviatile alluvia plains are characterised by its effluents and anabranches which leave the

main channels (Sibley 1967). The tributaries are called subsequent streams where streams have

evolved along areas of rock belt weakness leaving folded or titled strata of differing resistance as

prominent strike ridges (Hills 1975). Drainage networks of Mount William Creek, Salt Creek, upper

Wimmera River/Mount Cole Creek and Wattle Creek are aligned in a north north-westerly alignment

with strike ridges on a regular spacing of 10-15 kilometres. Valley flats, terraces and flood out plains

are common with Mount William Creek broadest in cross tributary dimension (often in excess of 5

kilometres) while others are typically less than 2 kilometres. Slopes are gentle to very gently inclined

with terrace slopes of greatest inclination (up to 10%) found along Mount Cole Creek and upper

Wimmera River.

The entrenched valleys of Quaternary sediments including the Shepparton Formation (a thick

sequence of unconsolidated fluvial and lacustrine sediments – coarse sand, silt and clay) occur

largely as terraces, plains and drainage lines. Sediments have been derived through differential

weathering of granite masses that are surrounded by ridges and peaks of

resistant metamorphosed sediments. The Coonambidgal Formation (reworked Shepparton

Formation of slightly micaceous silty clay, sand and gravel) occur within drainage lines subject to

flooding and inset streams (Butler 1958, Krokowski de Vickerod, Moore & Cayle 1997).

Flood plains of Mount William Creek are lined by aeolian deposits (sands) sourced from the

Grampians and lined by River Red gums on subdued slopes of this inset stream. The plains and

terraces of the upper reaches of the Wimmera River system around Mount Cole Creek, Concongella

and Elmhurst have been formed by the more rapid weathering of granitic rocks in the area,

accompanied by the deposition of recent alluvial sediments. Incipient weathering profiles of older

fluvial deposits have some mottling reflecting poor site drainage and clay alleviation processes.

Granitic detritus of these valley systems has high concentrations of quartzose sand intermixed with

silts that often compose terraces occupying elevated positions above the current drainage plain.

Soils of the unit are deep grading into the generally unconsolidated regolith. These may range from

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texture contrast, generally sodic (Sodosols) to gradational earths and occasional clay

(Vertosols, Dermosols) and sandy soils (Tenosols). Some soils may be waterlogged prone for at least

3 months of the year (Hydrosols).

The texture contrast soils vary between the red non-sodic soils against the brown, yellow and grey

sodic variants. All have sandy loam surfaces overlying a massive conspicuously bleached subsurface

horizon. A clear change exists to light and medium clay subsoils where sodicity and colour are the

distinguishing features. Importantly, the red texture contrast soils are commonly associated with

terraces rather than current alluvial plains. Here most of the gradational yellow and brown soils

(Kandosols) are found.

Remnant vegetation communities are dominated by forests (Heathy Dry Forest and Grassy Forest)

closest to intersection of the Wimmera River downstream of Greens Creek where stream gradients

are low and anabranching is well defined. Woodlands including Damp Sands Herb-rich Woodland,

Plains Grassy Woodland, Creekline Grassy Woodland, Riparian Woodland, Plains Woodland, Grassy

Woodland occur along Mount William Creek with Lateritic Woodland, Sand Heathland, Sand Forest,

Red Gum Wetland and Sedge Wetland found on floodplains and flats away from the current

drainage depression.

Heathy Dry Forest and Grassy Forest vegetation communities are associated with exposed areas of

the alluvial plains of the Upper Wimmera River and Mount Cole Creek while Herb-rich Foothill Forest

and Valley Grassy Forest are more associated with sheltered areas higher in the catchment. Various

woodlands including Alluvial Terraces Herb-rich Woodland also occur across these valleys. Dry

woodlands dominate drainage of Six Mile Creek/Seven Mile Creek and Salt Creek.

The alluvial plains often compose later derived sediments that overlie gravels and sands of these

valley deposits. Large volumes of groundwater are attributed to these alluvial systems through

contributions of Grampians colluvium where rainfall is often twice that of the plains. Wetlands line

Mount William Creek especially north of Jallukar to its integration with the Wimmera River. Lake

Lonsdale and Lake Fyans represent large swamps that have now been dammed to form water supply

dams for Stawell and Ararat.

Further east, Greens Swamp (includes a main swamp and shallow ephemeral wetland) has been

derived from a small catchment that has been unable to breach the levee of the Wimmera River

(Hocking 2004). This swamp has a large clay lunette that predates major lake forming processes of

the Murray Basin and reflects an intricate balance between climatic and groundwater conditions for

lunette development.

Geology

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The site is mapped to be the Shepparton Formation little is available for this soil in the North Central

Catchment Area A small areas to the South-east of Lot.2 is mapped to be the Castlemaine

Formation.

GROUND WATER AND SALINITY

Ground water on site is mapped

to be under 5m in depth.

Ground water salinity on site is

mapped to be high at 3500-

7000mg/l

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LAND CAPABILITY ASSESSMENT-AGRICULTURAL CLASS

Marked restrictions above compaction, Leaching, Bulk Density and depth of A Horizon

Capability is restricted by A Horizon depth with gradings across the site from Land Class 3-5

LAND CAPABILITY RATING FOR GRAZING 500-625mm pa rainfall

SITE: 50 Alma-Moonlight Road, Alma Dy 3.41

Class 1 2 3 4 5

Slope < 10% (5̊) 10-20% (5̊-10̊) 20% to 30% (10-17̊) 30% to 45% (17̊-24̊) >45 % (> 24̊)

Aspect E, SE S, SW, NE N, NW, W

Soil Group

(Northcote)

Gradational

soils, Um soils

Duplex soil A

horizon 25-40cm

Other duplex soils,

Ur, Ug soils Uc soils

Average soil

depth (A

horizon) More than 1.0m 0.6-1.0m 0.3-0.6m 0.15-0.3m <0.15m

Surface rock < 2% 2%-15% 15%-25% 25-40% >40%

Landform Plains Salinity 3000-7000mg/L Leaching 3 (Moderate)

Soil Northcote Dy 3.41

Depth to water

table (m) <5m Mass movement 1 (Nil)

Mean A Horizon

thickness (m)

0.1-0.6 (Mean

0.3)

Geomophology

Tier 3 2.1.7 Bulk Density 1.7

Mean Clay

content A

Horizon 20% Landform tier 2 2.1PfQ5-7 Water Erosion 1(Nil)

Mean B Horizon

thickness (m) 0.6 Rainfall (annual) 500mm Water logging 1 (Nil)

Mean Clay

content B

Horizon 55% Ph 5.7 Wind Erosion 1 (Nil)

Pedality N/A Dominant Soil

Finely textured

unconsolidated deposits Soil Order Sodosol

PAWHC 58

Biomass

potential N/A Geology Unit Wunghnu Group

Nutrient 1 Compaction 4 (High)

Geology sub

group

Shepparton

Formation

General

SITE: 50 Alma-Moonlight Road, Alma Northcote group Dy 3.41

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Land Capability for Grazing limited to due to flooding and drainage on Lot.1 to a Land Class 4-5

Land Capability for Grazing limited to due to flooding and drainage on Lot.1 to a Land Class 3-5

LAND CAPABILITY RATING FOR INTENSIVE CROPPING

SITE: 50 Alma-Moonlight Rd Alma-Lot.1

FEATURES 1 2 3 4 5

Soil structure Weak 0-4% 4%-8% 8%-15% 15%-20% >20%

Gradient Moderate 0-8% 8%-15% 15%-20% 20%-35% >25%

Strong 0-15% 15% to 20% 20%-35% 35%-50% >50%

Flooding > 20yrs 20-10yrs 10-5 yrs 5ys-1yr >1yr

Soil drainage

class

Well-Mod

drainage

Excessively

well-drained

Imperfectly

drained

Poorly

drained

Very-poorly

drained

Rooting depth >50cm 30-50cm 20-30cm 15-20 cm <15cm

Texture of A

Horizon L,SL, CL SCL, LS,S C

Aggregate

Stability of A

Horizon 1 (stable) 2 3

4-5

(dispersive)

Gravels and

stones < 4% 4%-10% 10%-20% 20%-30% >30%

Boulders and

rocks outcrops <0.01% 0.01-0.05% 0.05-1% 1%-10% >10%

LAND CAPABILITY RATING FOR INTENSIVE CROPPING

SITE: 50 Alma-Moonlight Rd Alma-Lot.2

FEATURES 1 2 3 4 5

Soil structure Weak 0-4% 4%-8% 8%-15% 15%-20% >20%

Gradient Moderate 0-8% 8%-15% 15%-20% 20%-35% >25%

Strong 0-15% 15% to 20% 20%-35% 35%-50% >50%

Flooding > 20yrs 20-10yrs 10-5 yrs 5ys-1yr >1yr

Soil drainage

class

Well-Mod

drainage

Excessively

well-drained

Imperfectly

drained

Poorly

drained

Very-poorly

drained

Rooting depth >50cm 30-50cm 20-30cm 15-20 cm <15cm

Texture of A

Horizon L,SL, CL SCL, LS,S C

Aggregate

Stability of A

Horizon 1 (stable) 2 3

4-5

(dispersive)

Gravels and

stones < 4% 4%-10% 10%-20% 20%-30% >30%

Boulders and

rocks outcrops <0.01% 0.01-0.05% 0.05-1% 1%-10% >10%

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SUMMARY

Analysis demonstrates soils capacity on site is limited due to A Horizon depth across the site and on

Lot.1 by inundation and soil rock. Outside of this salinity has been shown to be an issue on site and

typically sodosol soils have problems with sodicity and can be dispersive although this was not

demonstrated to be a severe problem on site with soils showing a low level of dispersiveness.

Typically salinity requires careful management and as some paddocks are irrigated particular

attention must be made to the choice of crops and the use of mixed species with deeper rooted

perennial crops will assist in retain salt levels at current levels. It is recommended that the soils be

tested for soils and an agronomist assist with improving the soil structure and raising soil levels to

further mitigate salinity issues on site.

Lot.1 would be classed as Class 4

Class 4 is defined by Department of Agriculture in the Assessment of Agricultural Land Capability in

Melbourne’s Green Wedge and Peri-urban Areas Agriculture Victoria Research Final Technical

Report Updated October 2018

Class 4: Land that is not as inherently capable for intensive soil-based agriculture. Extensive

agriculture (including broadacre cropping with suitable land management practices) and non-soil

utilisation activities are often most appropriate, and more intensive grazing is possible in some

higher rainfall areas or where consistent water supplies are available. Due to mapping resolution,

some minor exclusion areas (i.e. Class 5) can be present where land attributes (e.g. slope) vary

locally. Land management limitations are high to very high for intensive use. There are also likely to

be some areas of land within this Class that may have higher capability (e.g. suitable terrain with

soils that have deep sandy surface horizons) but that are not able to be identified at this stage due to

the broad scale of soil/landscape mapping available across much of the study area. Class 4 land

covers 36% of the total land in the study area.

Lot.2 would be classified at present a higher level 3

Class 3: Land that is inherently capable for soil-based agriculture at moderate to high intensity. The

potential/capability may vary (e.g. according to slope, inherent fertility and drainage) but is often

realised with access to a constant water supply. Many landscapes with deeper sandy soils are

represented here – which are highly suited to horticulture once land-forming, drainage, fertilisers

and irrigation is provided. Suitable landscapes with more favourable texture-contrast soils (e.g.

deeper surface horizons, relatively friable and stable upper subsoils) are also included. Land

management limitations are slight to moderate for intensive use. Class 3 land covers around 9% of

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the total land in the study area.

PROPOSAL

Planning approval is sought for a subdivision and development application on site.

Lot.1 will be 9.9ha under size for a subdivision under farming zone but consolidates two existing lots,

protects endangered biodiversity, agricultural capacity on site is very low and requires mitigation of

land degradation and an integrated land management on site to provide a sustainable response to

the farming zone This lot will be developed by the owners and the site is within an area of

development. Dwelling will require salinity testing to ensure that footings will not be compromised.

Lot.2 will be 42.77ha remain a farming lot and will be sold off to allow for continued farming activity

albeit it will be required salinity testing and careful management of any continued irrigation on site.

It will be in consultation with council as to whether a development application is best dealt with at

this stage that provides control over the placing of housing (mitigates land use conflicts) and ensures

the site is tested for salinity levels (house footings) and can be additionally located in an area of

lower agricultural quality, this achieving a more desirable response to the farming zone objectives.

AGRICULTURAL USE:

It has been clearly demonstrated in this report that the soils, ground water, biodiversity salinity play

an important factor in the ongoing sustainability of this site to mitigate affects of climate change and

to ensure potential land degradation can be mitigated.

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Proposed Dwelling- Lot.1:

Approval is sought for a three-bedroom residence on site to enable the land manager to

reside on Lot.1 . Many studies have shown that land that has little or no use for agriculture; or is left

developed is most likely to further degrade. It is also recommended that this dwelling be tied to the

use of the land for reversing land management. The remnant vegetation is of high value and

classified as endangered, so ongoing appropriate management is essential to ensure that the quality

is retained and not lost over time. The site has the capacity to connect to potable water and

electricity if required.

PROPOSED DWELLING- LOT.1

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STATE PLANNING POLICY FRAMEWORK

LOCAL PLANNING POLICY FRAMEWORK

Clause 11.01-1L Settlement - Central

Goldfields Strategies Provide medium

density residential opportunities close to

Maryborough Central Business Area.

Provide low density and rural living

opportunities around the periphery of

Maryborough and other centres where they

do not conflict with environmental and

agricultural objectives and where

infrastructure can be supplied in a cost-

effective way.

The site is in close proximity to Maryborough and

conflict with bushfire, environmental and

agricultural objectives can be managed and

mitigated

The site has good access to infrastructure such as

access, power and potable water.

Clause 12.01-1S Protection of biodiversity

Objective To assist the protection and

conservation of Victoria’s biodiversity.

Strategies Use biodiversity information to

identify important areas of biodiversity,

including key habitat for rare or threatened

species and communities, and strategically

valuable biodiversity sites. Strategically

plan for the protection and conservation of

Victoria’s important areas of biodiversity.

Ensure that decision making takes into

account the impacts of land use and

development on Victoria’s biodiversity,

including consideration of: Cumulative

impacts. Fragmentation of habitat. The

spread of pest plants, animals and

pathogens into natural ecosystems

KEEP JUST CHECK WORDING

This application covers the high level of quality

vegetation on site and the site survey concurs with

the mapped condition scores. The EVC’s involved

are both Endangered in the Goldfields Bioregion

and require careful land management to ensure

long term sustainability. This can be achieved

through a planning application for a development

application only if an Integrated Land Management

is prepared and annexed to the title to inform not

only current but future land owners.

Application also looks at the fragility of fragmented

vegetation and the impact of salinity and weeds on

site.

Clause 12.01-2S Native vegetation

management Objective To ensure that

there is no net loss to biodiversity as a

result of the removal, destruction or

No vegetation removal is to be lost as part of this

application and this application ensures that the

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lopping of native vegetation. Strategies

Ensure decisions that involve, or will lead

to, the removal, destruction or lopping of

native vegetation, apply the three-step

approach in accordance with the

Guidelines for the removal, destruction or

lopping of native vegetation (Department

of Environment, Land, Water and Planning,

2017): Avoid the removal, destruction or

lopping of native vegetation. Minimise

impacts from the removal, destruction or

lopping of native vegetation that cannot be

avoided. Provide an offset to compensate

for the biodiversity impact from the

removal, destruction or lopping of native

vegetation.


vegetation on site can be managed sustainability

for the future.

Clause 13.02-1S Bushfire planning Policy

application This policy must be applied to

all planning and decision making under the

Planning and Environment Act 1987

relating to land that is: Within a designated

bushfire prone area; Subject to a Bushfire

Management Overlay; or Proposed to be

used or developed in a way that may

create a bushfire hazard. Objective To

strengthen the resilience of settlements

and communities to bushfire through risk-

based planning that prioritises the

protection of human life.


The site is not within a high bushfire risk area and

is classed as Bushfire Prone.

Clause 14 NATURAL RESOURCE

MANAGEMENT Planning is to assist in the

conservation and wise use of natural

resources including energy, water, land,

stone and minerals to support both

environmental quality and sustainable

development. Planning should ensure

agricultural land is managed sustainably,

while acknowledging the economic

importance of agricultural production.


Natural resources on site are of high risk from

fragmentation, loss (firewood or inappropriate

clearing), weed infestation and salinity. Planning

should ensure that future land management on

site considers the risk to the land and that these

risks are mitigated.

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Clause 14.01-1S Protection of agricultural

land Objective To protect the state’s

agricultural base by preserving productive

farmland.


Site soils Land Class is not just noted but

scientifically evaluated using CSIRO data to provide

a quantifiable Land Class level. This application for

a subdivision ensures that any development will

not result in a loss of productive agricultural land.

Clause 14.01-2S Sustainable agricultural

land use Objective To encourage

sustainable agricultural land use. Strategies

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.


A holistic response to all factors on site have been

assessed and photographic evidence supplied

along with data (outsourced) to review what the

capacity of the site is to ensure that the application

will provide options for sustainable land use for the

future .

Clause 14.01-2L Sustainable agricultural

land use - Central Goldfields Strategies

Encourage development of poultry

abattoirs and finished poultry product

processing in the Shire. Ensure intensive

agriculture is located to minimise risks

associated with effluent disposal and

protect the amenity of adjacent land uses.

This application does not involve any intensive

agriculture.

Clause 15.01-6S Design for rural areas

Objective To ensure development respects

valued areas of rural character. Strategies

Ensure that the siting, scale and

appearance of development protects and

enhances rural character. Protect the

visual amenity of valued rural landscapes

and character areas along township

approaches and sensitive tourist routes by

ensuring new development is

sympathetically located. Site and design

development to minimise visual impacts on

surrounding natural scenery and landscape

features including ridgelines, hill tops,

waterways, lakes and wetlands.


Application is homogenous to the landscape and

the siting and scale. Vista in the landscape is

already developed and these issues have been

heavily supported by VCAT in decision making.

Applying for a development application on both

sites is a preferred option as siting on Lot.2 will not

trigger a planning permit but can be controlled as

an outcome of this application. Application reduces

the likelihood of dwellings by reducing the current

lots to 2. Application ensures that low agricultural

land and biodiversity can be separated from the

balance of the land and managed sustainably. This

proposal also ensures that the risks to agriculture

on Lot 2 can be mitigated through testing the soils

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for salinity and using sustainable agriculture to

ensure salinity is mitigated in the long term.

16.01-3S 09/10/2020 VC169 DO NOT PUT

THE DATE OF THE AMENDMENT AND

AMENDMENT NO IN ANY REPORTS PLEASE

DELETE.

Rural residential development Objective

To identify land suitable for rural residential

development. Strategies Manage

development in rural areas to protect

agriculture and avoid inappropriate rural

residential development. Encourage the

consolidation of new housing in existing

settlements where investment in physical

and community infrastructure and services

has already been made. Demonstrate need

and identify locations for rural residential

development through a housing and

settlement strategy. Ensure planning for

rural residential development avoids or

significantly reduces adverse economic,

social and environmental impacts by:

Maintaining the long-term sustainable use

and management of existing natural

resource attributes in activities including

agricultural production, water, mineral and

energy resources. Protecting existing

landscape values and environmental

qualities such as water quality, native

vegetation, biodiversity and habitat.

Minimising or avoiding property servicing

costs carried by local and state

governments. Maintaining an adequate

buffer distance between rural residential

development and animal production.

Ensure land is not zoned for rural residential

development if it will encroach on high

quality productive agricultural land or

adversely impact on waterways or other

natural resources. Discourage development

Application seeks to retain and manage in

perpetuity the remnant vegetation to an

appropriate level in perpetuity.

Retention of vegetation increases carbon

sequestration and achieves state and federal

biodiversity requirements.

Retention of remnant vegetation ensures long

term appropriate management is informed to land

holders to ensure long term sustainability.

Dwelling siting/capacity on site will need to be

demonstrated with soil testing for salinity levels.

No additional servicing requirements will be placed

on council as road is of adequate width and

maintained by council. Waste is currently collected

by council and will invoke 1-2 extra stops by the

contractor.

Current land use does not require any buffers

between land use and the landscape is moderately

developed so land use conflicts will be minimal

from development on site.

Development on site is homogeneous with the

surrounding land use.

Development on site can be supplied with

telecommunications, potable water and electricity

as well as good road access.

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of small lots in rural zones for residential

use or other incompatible uses. Encourage

consolidation of existing isolated small lots

in rural zones. Ensure land is only zoned for

rural residential development where it: Is

located close to existing towns and urban

centres, but not in areas that will be

required for fully serviced urban

development. Can be supplied with

electricity, water and good quality road

access

Clause 21.04-1 Natural environment The

environmental policies for the Shire are: To

minimise the potential of new

development and land use causing

pollution of waterways, water storages and

ground water resources, land degradation,

fire hazards or other adverse

environmental impacts. To promote the

effective and responsible management of

flood plains and other low-lying areas

which are subject to drainage difficulties.

To give effect to policies and guidelines

which have been prepared by the

Environment Protection Authority for the

protection of the environment. To

encourage agriculture and other industries

to conserve water and minimise waste. To

support the catchment management

strategies of the North Central, Glenelg

and Wimmera Catchment and Land

Management Authorities. To protect

existing native vegetation and encourage

further planting of native vegetation

particularly on land which has a high

degree of environmental hazard and in

areas with salinity problems. To prevent

inappropriate development from occurring

in environmentally sensitive areas and

areas which are subject to erosion, land

slip or flooding hazards. To protect

proclaimed water supply catchment areas

Site is not within a catchment and it will be to

council’s discretion in regard to waste disposal on

site as to whether a Land Capability Assessment

will be required for effluent. Effluent location

ensures complete compliance to EPA guidelines

There are flood plains on site and any impacts are

lowered by the dwelling and effluent siting.

No dwelling or effluent is located in an area of

inundation.

Soil issues and mitigation of risks is desired by the

NCCMA and this has been included in this

application.

Biodiversity is to be protected on site and long

term management should be ensured through the

planning process.

No erosion was noted on site during the site visit.

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through restrictions on subdivision, land

use and development. To promote

effective noxious weed and vermin control

throughout the Shire and the region.

Salt indicator plants were noted on site however

no discharge areas were seen. Cover is reduced in

some areas which could indicate transient salinity.

Noxious weeds have been noted and illustrated in

this report to be of concern on site.

This still says Pyrenees

Clause 21.04-2 Protecting sensitive rural

areas Detailed land use capability analysis

reveals that there are extensive areas of

private freehold land generally within the

environs of the Pyrenees Range and Great

Dividing Range which are either

geologically unstable or subject to severe

land management constraints. These areas

need to be treated with a higher than

normal level of care and measures need to

be put in place to prevent intensive small-

lot rural uses from occurring. In many

instances, proactive measures need to be

taken to promote rehabilitation of areas

despoiled by previous human intervention.

This site is large and would be adequate for the

small area proposed for development and effluent

is able to achieve all the required setbacks from

drainage and waterways.

Clause 35.07 FARMING ZONE Shown on

the planning scheme map as FZ with a

number (if shown). Purpose To implement

the Municipal Planning Strategy and the

Planning Policy Framework. 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

Application demonstrates that the soils are not

productive soils, and that no loss of productive

land will be lost as a result of this application.

Application demonstrates risks to land/soils and

provide preliminary advice from an agronomist and

soil testing for salinity is imperative to long term

management of those risks.

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purposes identified in a schedule to this

zone.


Clause 35.07-1 Table of uses Section 1 –

Permit not required

Dwelling (other than Bed and Must be the

only dwelling on the lot. breakfast) The lot

must be at least the area specified in a

schedule to this zone. If no area is

specified, the lot must be at least 40

hectares


Permit is required for Lot 1 and it is suggested that

this also be included for Lot 2 to ensure adequate

siting along with the capacity of the site in relation

to salinity is managed.

Clause 35.07-2 Use of land for a dwelling A

lot used for a dwelling must meet the

following requirements: Access to the

dwelling must be provided via an all-

weather road with dimensions adequate to

accommodate emergency vehicles. The

dwelling must be connected to a

reticulated sewerage system or if not

available, the wastewater must be treated

and retained on-site in accordance with

the State Environment Protection Policy

(Waters of Victoria) under the

Environment Protection Act 1970. The

dwelling must be connected to a

reticulated potable water supply or have

an alternative potable water supply with

adequate storage for domestic use as well

as for fire fighting purposes. The dwelling

must be connected to a reticulated

electricity supply or have an alternative

energy source. These requirements also

apply to a dependent person’s unit.


Meets all of the requirements for access and can

be connected to potable water, electricity and

telecommunications.

Waste water meets all the required setbacks as

required by the EPA

Clause 35.07-5 Application requirements

for dwellings An application to use a lot for

a dwelling must be accompanied by a

written statement which explains how the

proposed dwelling responds to the

Covered in the conclusion to this report.

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decision guidelines for dwellings in the

zone.


Clause 35.07-6 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. Any Regional Catchment

Strategy and associated plan applying to

the land. The capability of the land to

accommodate the proposed use or

development, including the disposal of

effluent. How the use or development

relates to sustainable land management.

Whether the site is suitable for the use or

development and whether the proposal is

compatible with adjoining and nearby land

uses. How the use and development makes

use of existing infrastructure and services


This report demonstrates how the existing site of 7

lots all have legal access and could be used for

separate applications. This is often an attractive

proposal given the price and scarcity of rural land.

However, this application looks to excise off

endangered biodiversity along with an area of

historic mining that has limited capacity to a use

that is more suited to the capacity of the site. This

area is being excised off from the slightly higher

value land so that the balance of the land can be

continued to be used for agricultural use. However,

this site is at risk from ground water salinity

especially with the current irrigation on site. This

report demonstrates how the sites can be

sustainably managed long term through a planning

application.

Agricultural issues and the impacts from

non-agricultural uses Whether the use or

development will support and enhance

agricultural production. Whether the use

or development will adversely affect soil

quality or permanently remove land from

agricultural production. The potential for

the use or development to limit the

operation and expansion of adjoining and

nearby agricultural uses. The capacity of

the site to sustain the agricultural use.

The agricultural qualities of the land, such

as soil quality, access to water and access

to rural infrastructure. Any integrated land

management plan prepared for the site.


All levels of planning recognise the importance of

protecting high quality agricultural soils and

minimising risk of conflict between different land

uses.

The site is ideally placed spatially in the landscape

and will have no impact on surrounding land use

the heterogeneity of the landscape is such that it is

low density rural-residential.

.

The use on site (development) will contribute to

agriculture by controlling pest species including

plants and animals, mitigating land degradation,

ensuring long term sustainability of remnant

species on site.

The application will protect soil quality and will not

remove viable land from agricultural production.

The soils have a nil to low value for agriculture.

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Dwelling issues Whether the dwelling will

result in the loss or fragmentation of

productive agricultural land. Whether the

dwelling will be adversely affected by

agricultural activities on adjacent and

nearby land due to dust, noise, odour, use

of chemicals and farm machinery, traffic

and hours of operation. Whether the

dwelling will adversely affect the operation

and expansion of adjoining and nearby

agricultural uses. The potential for the

proposal to lead to a concentration or

proliferation of dwellings in the area and

the impact of this on the use of the land for

agriculture.


This application will not result in a loss or

fragmentation of productive agricultural land as its

capacity is so negligible. The dwelling cannot

impact on activities in the landscape as most are

rural residential properties taking only limited

grazing activities

Road is of adequate with as it services lots zoned

Rural Living and this development will not require

any upgrade.

Proliferation in the area is already in the landscape

with the adjunct Rural Living Zone .

Environmental issues The impact of the

proposal on the natural physical features

and resources of the area, in particular on

soil and water quality. The impact of the

use or development on the flora and fauna

on the site and its surrounds. The need to

protect and enhance the biodiversity of the

area, including the retention of vegetation

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 location of on-site

effluent disposal areas to minimise the

impact of nutrient loads on waterways and

native vegetation


It has been heavily covered in this report of the

environmental risks and how these can be

mitigated and further land degradation can be

avoided.

Design and siting issues The need to locate

building sin one area to avoid any adverse

impacts on surrounding agricultural uses

and to minimise the loss of productive

agricultural land. 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 impact

The siting of this dwelling is governed by the areas

of inundation and the capacity of the site (salinity

risk to be determined in testing)

The site has strong ability to connect to all services

except sewerage.

The proposal will not require a native vegetation

Removal.

The application poses to protect the more

significant areas on site under a Section 173 so that

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on the character and appearance of the

area or features of architectural, historic or

scientific significance or of natural scenic

beauty or importance. The location and

design of existing and proposed

infrastructure including roads, gas, water,

drainage, telecommunications and

sewerage facilities. Whether the use and

development will require traffic

management measures.


it is protected in perpetuity and is shown in

Appendix.4 (Conservation Plan)

SCHEDULE TO THE FARMING ZONE

Minimum area for which no permit is

required to use land for a dwelling

(hectares). Land south of the Western 80

hectares Highway


Triggers a permit for the use of a dwelling as site is

under 40ha in size

Minimum setback from Category 1 road is

100m


Not applicable

Minimum setback from Category 2 road is

40m


Not applicable

Setback from any other road is 20m


Lot 1 has a potential setback over 100m; it is

proposed that Lot.2 be setback 54m

Minimum setback from a boundary is 5m


All sittings are well over the minimum 5m

Minimum setback from a dwelling not in

the same ownership is 100m


Between Lots 1 and 2 the setback is 162 and meets

this objective. The other closest dwellings are in

the rural Living zone and are all over 100m away.

Clause 44.01 EROSION MANAGEMENT

OVERLAY .Shown on the planning scheme

map as EMO with a number (if shown).

Purpose To implement the Municipal

Planning Strategy and the Planning Policy

Framework. To protect areas prone to

This overlay is to a small area along Walkers Road

and no evidence was noted on site the drainage line

along this road only has minimal erosion.

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erosion, landslip or other land degradation

processes, by minimising land disturbance

and inappropriate development.

Clause 44.01-1 Erosion management

objectives and statement of risk A schedule

to this overlay may contain: Erosion

management objectives to be achieved. A

statement of risk.

Site has a low risk of water and wind erosion and the

site survey shows no sigs from dispersive soils

causing erosion.

Clause 44.01-2 Buildings and works. A

permit is required to construct a building

A permit is required

Clause 44.01-3 Vegetation removal A

permit is required to remove, destroy or

lop any vegetation

No vegetation removal is to be undertaken

Clause 44.01-5 Subdivision A permit is

required to subdivide land

A permit is required to subdivide the land.

Clause 44.01-6 Application requirements

An application must be accompanied by

any information specified in a schedule to

this overlay and information showing: The

existing site conditions, including land

gradient and the extent of any existing

erosion, landslip or other land degradation.

The extent of any proposed earthworks.

The means proposed to stabilise disturbed

areas. Any other application requirements

specified in a schedule to this overlay

All required information has been supplied.

Clause 44.04 LAND SUBJECT TO

INUNDATION OVERLAY Shown on the

planning scheme map as LSIO with a

number (if shown).

Purpose

To implement the Municipal Planning

Strategy and the Planning Policy

Framework.

To identify land in a flood storage or flood

fringe area affected by the 1 in 100 year

flood or any other area determined by the

floodplain management authority.

Mapping of this on site has been supplied and

preliminary discussion with NCCMA have been

undertaken.

Effluent has been placed outside the LSIO and

exceeds all EPA requirements to avoid any

degradation of waterways.

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To ensure that development maintains the

free passage and temporary storage of

floodwaters, minimises flood damage, is

compatible with the flood hazard and local

drainage conditions and will not cause any

significant rise in flood level or flow velocity.

To reflect any declaration under Division 4

of Part 10 of the Water Act, 1989 where a

declaration has been made.

To protect water quality in accordance with

the provisions of relevant State

Environment Protection Policies,

particularly in accordance with Clauses 33

and 35 of the State Environment Protection

Policy (Waters of Victoria).

To ensure that development maintains or

improves river and wetland health,

waterway protection and flood plain health.

Clause 44.04-1

Land subject to inundation objectives and

statement of risk

A schedule to this overlay may contain:

Land subject to inundation management

objectives to be achieved. A statement of

risk.

Clause 44.04-2 Building and works A

permit is required to construct a building

A permit is required for a dwelling.

Clause 44.04-3 Subdivision A permit is

required to subdivide land

A permit is required to subdivide land.

Clause 44.04-8 Decision guidelines

Before deciding on an application, in

addition to the decision guidelines in

Clause 65, the responsible authority must

consider, as appropriate: The Municipal

Planning Strategy and the Planning Policy

Framework. Any local floodplain

development plan. Any comments from

the relevant floodplain management

authority. The existing use and

development of the land. Whether the

proposed use or development could be

located on flood-free land or land with a

lesser flood hazard outside this overlay.

The susceptibility of the development to

flooding and flood damage. The potential

flood risk to life, health and safety

The application looks at the current use on site and

how this flooding impacts on sustainable

agriculture. Were possible access avoids this area

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associated with the development. Flood

risk factors to consider include: – The

frequency, duration, extent, depth and

velocity of flooding of the site and

accessway. The flood warning time

available. – The danger to the occupants of

the development, other floodplain

residents and emergency personnel if the

site or accessway is flooded. The effect of

the development on redirecting or

obstructing floodwater, stormwater or

drainage water and the effect of the

development on reducing flood storage

and increasing flood levels and flow

velocities. The effect of the development

on river health values including wetlands,

natural habitat-stream stability, erosion,

environmental flows, water quality and

sites of scientific significance. Any other

matters specified in a schedule to this

overlay

SCHEDULE TO THE LAND SUBJECT TO

INUNDATION OVERLAY Shown on the

planning scheme map as LSIO.

Permit requirement A permit is not

required for: The construction of an

outbuilding having an area of less than 120

m2 . Repairs and routine maintenance to

existing buildings and works excluding

levees. A minor utility installation.

Buildings and works associated with

passive recreation

Not applicable.

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CONCLUSION

DWELLING RESPONSE

This application looks in detail the capability of the land in all aspects such as Agricultural capacity/

land degradation risk (erosion, salinity and inundation) along with current land use and takes a

holistic sustainable look at what is a good long-term way to manage the site.

The site has high quality endangered vegetation that requires long term quality management. The

current agricultural use has had no soil testing except the pH and is currently irrigated, which

potential poses a great risk to the long term use due to the risk of raising saline water. This site must

be tested for current salinity levels and the long-term use must be managed to ensure that this risk

can be mitigated, and this is best achieved under consultation of an Agronomist.

The current site has 7 lots that could be sold off and council could potentially see these all submitted

as development applications. To ensure viability for agricultural use is ensured the land risk,

biodiversity and lot sizes are reduced. This is proposed for this site; the dwelling and subdivision

ensures that these lots require a planning application for a right of use and as such enables the long-

term protection of biodiversity can be assured through an Integrated Land Management that must

be annexed to title t educate not only current but future landowners. The dwelling also enables if

required by council a restriction on site to the remnant areas against any development and traffic

which is of importance to ensure sustainability it also ensures no firewood is collected and that logs

are left as this is an important part of the benchmark of a site Traffic control will ensure compaction

risks are mitigated and weeds are easier to control long term as well. This is how the dwelling

application can produce a long-term sustainable outcome for this site that meets the objectives of

the farming zone.

The dwelling on the larger lot if undertaken in the future is best dealt with at this stage to ensure

land risks of salinity are dealt with as this is not apparent under a Building Permit and is required to

ensure that the siting does not have a high level of salinity and will not compromise footings of that

dwelling. The consideration at this stage also ensures a siting to a lower-level quality of agricultural

soil and meet decision guidelines as well.

Other items of consideration in this proposal area:

• The amenity of the landscape around this site is a rural lifestyle

• Grazing can occur anywhere on-site cause loss of understory species and will impact on

biodiversity. Photos have been supplied to show the remnant area does contain native grass

species.

• Clause 52.17-7 which was recently amended -24/01/2020 VC160 Table of exemptions

Grazing Native vegetation that is to be removed, destroyed or lopped by domestic stock

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grazing on: freehold land; or Crown land in accordance with a license, permit or lease

granted under applicable legislation. This exemption allows native vegetation to be lost from

grazing.

• This places even more strain on biodiversity and poses risk to land degradation and is

contrary to state and federal policy for the protection of biodiversity and natural resource

management. This application will not enable grazing on site as part of the land

management plan to negate loss from this land use.

• Having an appropriate land management and use on this site will benefit many state and

federal objectives related to rural land use, biodiversity, natural resource and mitigates risk

such as salinity and erosion.

• Council should support an application that seeks to protect in perpetuity the remnant

vegetation on site as part of this application.

• This application highlights the current real risk to biodiversity, draws on recent studies that

research has shown a vacant undervalued lot is often left to degrade. It also provides a way

forward with the application of an Integrated Land Management Plan (that is part of the

Victorian Planning Provisions) that needs to be available to subsequent land holders of a

site. The best way to inform educate and inform future owners is to link the management

plan to the title. It is also imperative to protect high value vegetation on the site which can

also be achieved with the Section 173 instrument

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REFERENCES

Australian Government (1992), National Strategy for Ecological Sustainable Development,

http://www.environment.gov.au/about-us/esd/publications/national-esd-strategy-part1. Retrieved

1 Aug 2017)

Kennedy.M, Butt.A and Amati.M (2016), Conflict and Changes in Australia’s Peri-urban Landscapes,

Published by Routledge, Abingdon, England.

Luck.G, Race.D and Black.R (2011), Demographic Change in Australia’s rural landscape, Co published

by Springer and CSIRO, Netherlands and Collingwood, Australia.

Natural Resource Management Ministerial Council (2010), Australia’s Biodiversity Conservation

Strategy 2010-2030, Commonwealth of Australia.

http://www.environment.gov.au/system/files/resources/58321950-f8b6-4ef3-bb68-

6f892420d601/files/biodiversity-strategy-2010.pdf. Retrieved 1 Aug 2017.

Victorian Government (May 2014), Central Highlands Regional Growth Plan,

https://www.planning.vic.gov.au/policy-and-strategy/regional-growth-plans/central-highlands.

Retrieved 1 Aug 2017

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APPENDIX.1 TITLE

VOLUME 04866 FOLIO 176 Security no : 124090755743G Produced 24/06/2021 04:41 PM

CROWN GRANT

LAND DESCRIPTION

Crown Allotment 6 Section 12 Parish of Wareek.

REGISTERED PROPRIETOR

Estate Fee SimpleSole Proprietor CLINTON SHANE WILSON of 238 GLADSTONE STREET MARYBOROUGH VIC 3465 AF230446J 26/07/2007

ENCUMBRANCES, CAVEATS AND NOTICES

MORTGAGE AN757704E 20/04/2017 BANK AUSTRALIA LTD

Any crown grant reservations exceptions conditions limitations and powers noted on the plan or imaged folio set out under DIAGRAM LOCATION below. For details of any other encumbrances see the plan or imaged folio set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

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Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for thepurposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGDTM System. None of the State of Victoria, LANDATA REGD TM System, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the Victorian Land Registry ServicesTrust ABN 83 206 746 897 accept responsibility for any subsequent release, publication or reproduction of the information.

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of 60


APPENDIX.2 EXISTING PLAN

No

te:

The

con

trac

tor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

serv

ices

at t

he s

ite b

efor

e co

mm

enci

ng w

ork.

The

con

trac

tor

shal

lve

rify

all l

evel

s fr

om th

e co

nsul

ting

engi

neer

prio

r to

con

stru

ctio

n.

DO

NO

T S

CA

LE

FR

OM

DR

AW

ING

S

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N

EX

IST

ING

PL

AN

SC

ALE

1

:500

0 @

A3

DW

G T

ITL

E:

EX

IST

ING

PLA

N

SC

AL

E: 1

:500

0 @

A3

NA

TU

RA

LR

ES

OU

RC

EL

INK

PT

Y L

TD

54 F

raze

r S

tree

tC

lune

s 33

70ju

lie@

nrlin

ks.c

om.a

u C

Des

ign

Cop

yrig

ht to

Nat

ural

Res

ourc

e Li

nk P

ty L

td .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

NORTH

Eas

t

Sou

th

Wes

t

PR

OJE

CT

:50

Alm

a-M

oo

nlig

ht

Rd

, Alm

a

PR

OJE

CT

NO

: 20

77

DA

TE

:A

PR

202

1

LEGEND D

AM

EX

IST

ING

ER

OS

ION

EX

IST

ING

TR

EE

CO

VE

R

EX

IST

ING

DR

IVE

WA

Y

TU

RN

ED

OV

ER

AR

EA

-MIN

ING

SH

AF

TS

PO

OR

DR

AIN

AG

E

EX

IST

ING

AG

SH

ED

S

NO

TE

: RIS

KS

TO

SO

IL H

EA

LTH

ON

SIT

E A

RE

DIS

PE

RS

IVE

SO

ILS

TO

TH

E N

OR

TH

, HIG

H C

OM

PA

CT

ION

RIS

K,

MO

DE

RA

TE

LE

AC

HIN

G A

ND

SA

LIN

ITY

ER

OS

ION

ON

MIN

OR

WA

TE

RW

AY

ON

TH

E N

OR

TH

OF

TH

ES

ITE

EX

IST

ING

DW

ELL

ING

CO

NT

OU

RL

OT

.1 9

.9 h

a

LOT

.2 4

2.77

ha

LINE OF INUNDATION

LINE O

F INUNDATIO

N

35

36 37 38

34

33 3255

274

268

251

AL M

AC

EM

ET

RY

164

WA

LKE

RS

RO

AD

ALL W

EATHER

MA

RY

BO

RO

UG

H-S

TA

RN

AU

D R

OA

D

MARYBOROUGH-STARNAUD R

OAD

ALM

A-M

OO

NLI

GH

T R

OAD

ALL

WE

AT

HE

R

TRAC

K ON

LY

HARKIN COURT

ADELAIDE LEAD- ALMA R

OAD

ROAD RESERVE

210

41

1

LINE OF INUNDATION

LINE O

F INUNDATIO

N

LOT

.2 4

2.77

ha

LOT

.1 9

.9 h

a

ROAD RESERVE

210

of 60


APPENDIX.3-PROPOSED PLAN

No

te:

The

con

trac

tor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

serv

ices

at t

he s

ite b

efor

e co

mm

enci

ng w

ork.

The

con

trac

tor

shal

lve

rify

all l

evel

s fr

om th

e co

nsul

ting

engi

neer

prio

r to

con

stru

ctio

n.

DO

NO

T S

CA

LE

FR

OM

DR

AW

ING

S

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N

PR

OP

OS

ED

PL

AN

SC

ALE

1

:100

@A

3

DW

G T

ITL

E:

EX

IST

ING

PLA

N

SC

AL

E: 1

:100

@A

3

NA

TU

RA

LR

ES

OU

RC

EL

INK

PT

Y L

TD

54 F

raze

r S

tree

tC

lune

s 33

70ju

lie@

nrlin

ks.c

om.a

u C

Des

ign

Cop

yrig

ht to

Nat

ural

Res

ourc

e Li

nk P

ty L

td .

Thi

s dr

awin

g is

cop

yrig

ht a

nd th

e pr

oper

ty o

f the

des

igne

r an

d m

ust n

ot b

e re

tain

ed, u

sed

or c

opie

d fo

r an

y ot

her

proj

ect w

ithou

t the

des

igne

r's w

ritte

n au

thor

ity. D

o no

t sca

le o

ff dr

awin

gs. C

onfir

m a

ll di

men

sion

s on

site

prio

r to

set

ting

out.

NORTH

Eas

t

Sou

th

Wes

t

PR

OJE

CT

:50

Alm

a-M

oo

nlig

ht

Rd

, Alm

a

PR

OJE

CT

NO

: 20

77

DA

TE

:A

PR

202

1

LE

GE

ND

PR

OP

OS

ED

DW

EL

LIN

G

EX

IST

ING

DR

AIN

AG

EA

DD

SA

LIN

ET

OL

ER

AN

T T

RE

ES

EX

IST

ING

FE

NC

EP

RO

PO

SE

DW

IND

BR

EA

K(F

EN

CE

D1

0m

WID

E)

INC

RE

AS

ET

OP

SO

IL

1 W

EE

KA

NN

UA

LG

RA

ZE

RE

ST

OR

EV

EG

ET

AT

ION

PR

OP

OS

ED

CO

MP

OS

TA

RE

A

PR

OP

OS

ED

FE

NC

EN

O B

UIL

DR

ES

TR

ICT

ION

(CO

NS

ER

VA

TIO

N)

RE

PA

IRD

RA

INA

GE

(GY

PS

UM

)

WIN

DB

RE

AK

RE

MN

AN

T(2

0m W

IDE

FE

NC

ED

)-B

IOLI

NK

PR

OP

OS

ED

LAN

D U

SE

PLA

CE

EF

FLU

EN

T O

UT

SID

EIN

UN

DA

TIO

N

LOT

.1 1

0.33

ha

LOT.

2 4

2.3

ha

LINE O

F INUNDATIO

N

35

36 37 38

34

33 3255

274

268

251

ALM

AC

EM

ET

RY

164

ALM

A C

AM

PIN

GR

ES

ER

VE

WA

LKE

RS

RO

AD

ALL W

EATHER

MA

RY

BO

RO

UG

H-S

TA

RN

AU

D R

OA

D


OAD

ALM

A-M

OO

NLI

GH

T RO

AD

ALL

WE

AT

HE

R

TRAC

K ONLY

HARKIN COURT

ADELAIDE LEAD-ALMA R

OAD

ROAD RESERVE

210

200

411

irri

g ate

dp a

s tu r

e

irri

g ate

dp a

s tu r

e

g ra

z in g

/ fodd

e rp a

s tu r

e.2

g ra

z in g

/ fodd

e rp a

s tu r

e.3

g ra

z in g

/ fodd

e rp a

s tu r

e.1

g ra

z in g

/ fodd

e rp a

s tu r

e.4

g ra

z ing

*

g ra

z ing g r

az i

ng d om

estic

d om

estic

LINE OF INUNDATION

LINE O

F INUNDATIO

N

ALL

WE

AT

HE

R

graz

i ng/

fodd

er

dom

est ic

LINE OF INUNDATION

past

ure

graz

i ng/

f odd

er

graz

ing*

ir rig

ated

past

ure

No

te:

The

con

trac

tor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

serv

ices

at t

he s

ite b

efor

e co

mm

enci

ng w

ork.

The

con

trac

tor

shal

lve

rify

all l

evel

s fr

om th

e co

nsul

ting

engi

neer

prio

r to

con

stru

ctio

n.

DO

NO

T S

CA

LE

FR

OM

DR

AW

ING

S

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N

SU

BD

IVIS

ION

P

LA

NS

CA

LE

1:

4000

@A

3

DW

G T

ITL

E:

SU

BD

IVIS

ION

PLA

N

SC

AL

E: 1

:400

0 @

A3

NA

TU

RA

LR

ES

OU

RC

EL

INK

PT

Y L

TD

54 F

raze

r S

tree

tC

lune

s 33

70ju

lie@

nrlin

ks.c

om.a

u C

Des

ign

Cop

yrig

ht t

o N

atur

al R

esou

rce

Link

Pty

Ltd

. T

his

draw

ing

is c

opyr

ight

and

the

pro

pert

y of

the

desi

gner

and

mus

t not

be

reta

ined

, use

d or

cop

ied

for

any

othe

r pr

ojec

t with

out t

he d

esig

ner's

writ

ten

auth

ority

. Do

not s

cale

off

draw

ings

. Con

firm

all

dim

ensi

ons

on s

ite p

rior

to s

ettin

g ou

t.NORTH

Eas

t

Sou

th

Wes

t

PR

OJE

CT

:50

Alm

a-M

oo

nlig

ht

Rd

, Alm

a

PR

OJE

CT

NO

: 20

77

DA

TE

:A

PR

202

1

LOT

.1 9

.9 h

a

LOT

.2 4

2.77

ha

71.7

6410

2.19

350.297

50.2

97

45.931

187.160 254.997

338.

589

153.

720

295.817

185.

037

187.562

198.

806

55.101

412.

907

27.7

71

34.3

99

224.508

289.

687

290.

517

189.203

270.

765

231.539

260.

252

116.

127

126.

633

of 60


APPENDIX.4. HOUSE PLAN

No

te:

The

con

trac

tor

shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

serv

ices

at t

he s

ite b

efor

e co

mm

enci

ng w

ork.

The

con

trac

tor

shal

lve

rify

all l

evel

s fr

om th

e co

nsul

ting

engi

neer

prio

r to

con

stru

ctio

n.

DO

NO

T S

CA

LE

FR

OM

DR

AW

ING

S

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N

DW

G T

ITL

E:

HO

US

EP

LA

N-L

OT

.1

SC

AL

E: 1

:100

@A

3

NA

TU

RA

LR

ES

OU

RC

EL

INK

PT

Y L

TD

54 F

raze

r S

tree

tC

lune

s 33

70ju

lie@

nrlin

ks.c

om.a

u C

Des

ign

Cop

yrig

ht t

o N

atur

al R

esou

rce

Link

Pty

Ltd

. T

his

draw

ing

is c

opyr

ight

and

the

pro

pert

y of

the

desi

gner

and

mus

t not

be

reta

ined

, use

d or

cop

ied

for

any

othe

r pr

ojec

t with

out t

he d

esig

ner's

writ

ten

auth

ority

. Do

not s

cale

off

draw

ings

. Con

firm

all

dim

ensi

ons

on s

ite p

rior

to s

ettin

g ou

t.NORTH

Eas

t

Sou

th

Wes

t

PR

OJE

CT

:50

Alm

a-M

oo

nlig

ht

Rd

, Alm

a

PR

OJE

CT

NO

: 20

77

DA

TE

:A

PR

202

1

HO

US

E F

LO

OR

PL

AN

SC

ALE

1:10

0 @

A3

HO

US

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LE

VA

TIO

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SC

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1:15

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UT

H E

LE

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N

NO

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LE

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N

WE

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AT

ION

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IDE

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SID

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No

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The

con

trac

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shal

l ver

ify a

ll di

men

sion

s an

d al

l und

ergr

ound

serv

ices

at t

he s

ite b

efor

e co

mm

enci

ng w

ork.

The

con

trac

tor

shal

lve

rify

all l

evel

s fr

om th

e co

nsul

ting

engi

neer

prio

r to

con

stru

ctio

n.

DO

NO

T S

CA

LE

FR

OM

DR

AW

ING

S

DR

AW

ING

S F

OR

PLA

NN

ING

PE

RM

IT O

NLY

NO

T T

O B

E U

SE

D F

OR

CO

NS

TR

UC

TIO

N

HO

US

E F

LO

OR

PL

AN

SC

ALE

1:10

0 @

A3

DW

G T

ITL

E:

HO

US

EP

LA

N-L

OT

.2

SC

AL

E: A

S N

OT

ED

NA

TU

RA

LR

ES

OU

RC

EL

INK

PT

Y L

TD

54 F

raze

r S

tree

tC

lune

s 33

70ju

lie@

nrlin

ks.c

om.a

u C

Des

ign

Cop

yrig

ht t

o N

atur

al R

esou

rce

Link

Pty

Ltd

. T

his

draw

ing

is c

opyr

ight

and

the

pro

pert

y of

the

desi

gner

and

mus

t not

be

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of 60


APPENDIX.5 CONSERVATION/FARM PLAN

No

te:

The

con

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shal

l ver

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ll di

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s an

d al

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serv

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at t

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mm

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raze

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lune

s 33

70ju

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Des

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prop

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d or

cop

ied

for

any

othe

r pr

ojec

t with

out t

he d

esig

ner's

writ

ten

auth

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No

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shal

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s an

d al

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serv

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at

the

site

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all

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lune

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d or

cop

ied

for

any

othe

r pr

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t with

out t

he d

esig

ner's

writ

ten

auth

ority

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cale

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firm

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rior

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past

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LOT.

2 4

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LINE O

F INUNDATIO

N

35

36 37

34

33 3255

164

WA

LKE

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AT

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TRACK O

NLY

HARKIN COURT

ROAD RESERVE

41

1

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graz

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erpa

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e.1

graz

ing/

fodd

erpa

stur

e.4

graz

ing*

graz

ing

dom

esti c

LINE OF INUNDATION

LINE O

F INUNDATIO

N

of 60


APPENDIX.6 INTRODUCTION TO SODIC SOILS

planning report for 50 alma -moonlight road, alma

Documents