application for a planning permit...part of a planning process under the planning and environment...

Office Use Only

Application No.: Date Lodged: / /

Application for a Planning PermitIf you need help to complete this form, read MORE INFORMATION at the end 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 questions, 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 | Regional Council

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

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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 *

iCost $ You may be required to verify this estimate.

Insert ‘0’ if no development is proposed.

Planning Enquiries Phone: (03) 5349 2000 Web: www.pyrenees.vic.gov.au

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).


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:

Postcode:State:Suburb/Locality:

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

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.



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.

Organisation (if applicable):

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



Same as applicantName:


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

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

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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.

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 *


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).

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:

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Need help with the Application? General information about the planning process is available at planning.vic.gov.au

Contact Council’s planning department to discuss the specific requirements for this application and obtain a planning permit checklist. Insufficient or unclear information may delay your application.

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

No Yes If ‘Yes’, with whom?:

Date: day / month / year

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

Pyrenees Shire Council 5 Lawrence Street Beaufort VIC 3373

Contact information: Phone: (03) 5349 2000 Email: [email protected]

http://planning.vic.gov.au

Application for a Planning Permit – Supporting Information – Ostoja for Lot 120B Taltarni Road | Regional Council

Supporting Information and Documents for:

Application for a Planning Permit

Note: This document is in the same structure as the PDF application but reformatted to allow more information to be readily viewed. Both documents should be read in conjunction. This is not the application itself, but only the supporting information.

We acknowledge that any material submitted with this application, including plans and personal information, will be made available for

public viewing, including electronically, and copies may be made for interested parties for the purpose of enabling consideration and review as

part of a planning process under the Planning and Environment Act 1987.

The Land i Complete the Street Address and one of the Formal Land Descriptions.

The land comprises two lots within the one property. There is no formal street address however the above has been used for mail delivery.

Formal land description (for the two lots): A current certificate of title is found in Appendix B.

Unit No.: St. No.: Lot 120B St. Name: Taltarni Road

Suburb/Locality: Moonambel Postcode: 3478

Lot No.: No.: A Lodged Plan Title Plan Plan of Subdivision

OR

Crown Allotment No.:120B

Section No.:015512B

B


Lot No.: No.: A Lodged Plan Title Plan Plan of Subdivision

OR

Crown Allotment No.:123A

Section No.:015512B

B



You must give full details of your proposal and attach the information required to assess the application. Insufficient or unclear

information will delay your application.

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

This application is to allow development of a multi-purpose farm more in keeping with the region's tourism and wine growing potential.

This hands-on and organic farming, and value adding on-site will require constant supervision and so we are also applying for a dwelling and out buildings to be constructed on site.

The land will be used to:

• Grow organic grapes.

• Create natural wines.

• Grow organic fruit and vegetables.

• Create fermented foods.

• Produce free range or pastured eggs.

• Keep alpaca.

• Spin and weave fabric and clothes from the fleece.

Eventually we plan for there to be a cellar-door and shop to sell the wines, produce and clothing, potentially art work as well. Ideally farm stay accommodation which will allow access for tourists to our produce and of the region. This application does not cover these future options but they are shown so that interested parties have full knowledge of the planned extent of the development. Any of these future works will naturally be subject to approvals of any permits required at the time. A plan of the full potential is shown here for reference; as this application is effectively stage one of the full master plan.

The Proposal


Although the above is the plan for the entire site over a number of years this is not the intent for this particular planning permit. This application is for stage one of the master plan which will allow for the dwelling and outbuilding. This has been planned over a number of years and is detailed in the farm management plan in Appendix C and the drawings in Appendix F.


This planning permit only covers the buildings and associated infrastructure shown in the following drawing.

The buildings are the dwelling and shed.

The dwelling is a 2 bedroom, one bathroom house as detailed in Appendix D – Dwelling Plans.

The shed is a 12m x 12m 3 bay fully enclosed shed as detailed in Appendix E – Shed Plans.

The farm layout is shown in Appendix F – Farm plans.

Excerpts are shown here for easy reference without the detail required in the above plans.


The dwelling plan and only the North elevation are shown below for easy reference.

All finishes as well as building materials will be as natural as possible. Walls will be mud brick and retail the natural “dirt” colour while the roofing will be Zincalume sheeting without paint. Above the outside eating and cooking area (shown in the plan above) will be clear sheeting with blinds behind. This will allow both light and heating in winter to reduce electrical consumption. The wide veranda (2m around the perimeter) will protect the natural finishes from rain as well as provide shade from the summer sun.

We have done a self-assessment for bushfire risk (BAL) as shown in Appendix G, which also includes the guidelines that were followed. Due to the distance of the dwelling from the boundary trees the result is a rather low 12.5. Due to the building materials we believe we will


achieve a higher rating in the final design. Although not specified in the guidelines we will also design to a high wind loading because of the strong westerlies that come down the slight valley we are in. This is particularly true of the shed that is sited to provide a wind break for the dwelling.

The shed plan and East elevation (facing the dwelling) of the shed are shown below.


The shed is designed to house all machinery and equipment for the farm as well as domestic vehicles. Wine making equipment and storage will be in the rooms to the side, with a workshop area behind and in the open area. Again, colours will be as natural as possible with the walls being Pale Eucalyptus and roof in bare Zincalume.

The property will be totally off-grid. Solar panels will to be the shed roof to take advantage of the large north facing area. Inverters, batteries and other equipment will be located in the rooms or dedicated areas as required by the type of equipment and safety requirements. The system capacity will be designed to minimise any use of generators to avoid fuel use and noise. The large footprint of the shed will also allow rain capture. Based on historical rainfall there are varying sizes of tank that are recommended, we have allowed for the larger of these. Guttering from the shed will be connected to a 100,000 litre steel tank, also in Pale Eucalyptus, that has a 10,000 litre reserve for firefighting.

There will be an underground trench from the shed to the dwelling which will carry both power and water, in accordance with applicable standards. The dwelling will have its own 10,000 litre water tank as a safety buffer and it will also be in pale Eucalyptus. Locations of the tanks are shown in the site plan.


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

Please note that this is the total estimate. For this public document no breakdown is shown but it does include professional and administrative fees, solar and batteries, drainage, rainwater tanks, allowance for septic, trench from shed to house, shed kit including installation, slabs for both shed and house, house design and construction, driveway and parking. Other costs not required in a planning permit are not included – these include the planting and maintenance of trees, vegetables and vines as well as temporary watering while being established.

Existing Conditions:

The land was used for sheep grazing. There is one dam. Fencing is "adequate" around the perimeter with two access gates. No internal fencing. Land was over grazed and is currently full of weeds which will require careful management.

More information is shown in the Farm management Plan as well as drawings in Appendix F. A summary is shown here for quick reference.

The land is a total of approximately 17.9 hectares or 44 acres across both lots, as shown below.

Cost $216,000 You may be required to verify this estimate.

Insert ‘0’ if no development is proposed.


The land was previously leased for sheep grazing and with the drought was overgrazed with very little grass left as shown in the below satellite image where the property is clearly shown as the brown area with little coverage of any vegetation. All perimeter trees have their trunks outside the fence line.


With recent rains there is now a good coverage but this is mostly weeds as shown in the following two photos.


However there are some worms in the soil and an abundance of insect life so with some care and attention there are good prospects for this to become fertile land using permaculture and regenerative land practices.

Having been used for sheep grazing there are boundary fences that have now been repaired to be in adequate condition. There were at least 4 trees or large branches that compromised the fences but these have now been cleared and fences repaired at our cost. The fences are simple strands of wire with either wooden or star picket uprights. There are two access gates, one off Taltarni Road and the other off the lane to the North.

If left in its existing condition the land would only be suitable for sheep grazing or cropping. We feel that either use would not be in the best interests of the overlay that should enhance the tourism potential of the area.

Considering the existing conditions, we believe this proposal for a planning permit will add value to the land, the environment, and the local community.


Appendix A

Application Checklist


These are specific answers to the decision guidelines from the planning provisions. The guidelines are copied in full with no editing or omissions. Responses for this application are provided immediately below each bullet point for easy reference. Victorian Planning provisions: 35.08-5 31/07/2018 VC148

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. This land is zoned to contribute to agriculture and tourism in the area and in particular the vineyards and wineries. We believe this application will enhance both of these aspects. A growing segment of wine sales is organic and natural wines and we will produce natural wines. The long-term intention is to include accommodation units that will allow visitors to go to the adjoining wineries. Art sales and training courses will encourage more visitors. A growing source of income worldwide is in training courses and this property can become a showpiece in off grid and natural farming methods. This is another attraction that will bring tourists to the area. Produce will support the local community and cafes.

• Any Regional Catchment Strategy and associated plan applying to the land. This development will not affect any catchment plans.

• The capability of the land to accommodate the proposed use or development, including the disposal of effluent We believe that the land has more than adequate capacity for the small-scale development. All buildings, for this permit application and even for future developments are on the high areas of the land. This is away from the lower levels that are more likely to be subject to inundation even though there is no flood overlay. They are also at least 300m away from any dam. We have had 3 quotes for a land capability assessment in anticipation for this application. However during our research, we are unable to finalise all plans for two reasons. According to the EPA code of practice for onsite wastewater management it is possible to have a dry composting toilet with greywater treatment discharged to a garden (code attached to this document in Appendix H). This is our preferred option which will result in far less water waste and the least risk. However the Pyrenees Council Domestic Wastewater Management Plan seems to reference septic tanks as the main treatment option. We will need to have discussions with Council before we can determine the final treatment design. The LCA scope will depend on the treatment type and location. Secondly we would like a natural building to as great an extent as we are able. To this end we would like to reduce the amount of concrete in the house. Preferably there is no concrete at all but concrete footings directly under the walls would be acceptable, with a natural floor. The next best option is bearers and joists on footings although this is not ideal on such flat land. This may require a different structure type such as strawbale panels (prefabricated panels assembled onsite) to not exceed bearer loading. Our least preferred option is a slab for the entire dwelling. We understand this is the most common


and most easily accepted. We will need to work with Council to determine what would be acceptable and then scope an LCA to see if that can be supported. For these reasons a LCA would be of little benefit at the planning stage but will be invaluable at the building stage. We will conduct a formal LCA as part of the building application process after consultation with Council, and are happy to comply with this undertaking as part of the approval of this planning permit.

• How the use or development relates to sustainable land management. Sustainability is integral to the development of this property and this application. In my opinion sustainability extends far beyond off-grid and self-sufficiency. Self sufficiency is not sustainable for the individual as they age and find it more difficult to do all the work themselves, and it is not sustainable for the community because not everybody can do everything. True sustainability involves the community and the exchange of services to minimise waste. This farm intends to be a part of the community and be of value to the community so that we can support each other. That is the broad framework and beyond this there are a multitude of details in the sourcing of materials, building methods, lifestyle choices, environmental impacts (leave it better than you find it) as well as farming methods.

• Whether the site is suitable for the use and development and whether the proposal is compatible with adjoining and nearby land uses. This development is compatible with nearby land use without being in competition with it. In fact, this development should enhance adjoining land use at the vineyards and nearby land use in the township and surrounds. Long term plans for accommodation will encourage visitors to the vineyards. Our organic farming methods will not detract from adjoining properties and our encouragement of native insects and biodiversity should help them to reduce their reliance on sprays. We will never be large enough to be in serious competition with the wineries, but our natural wines will enhance the selection available and hopefully attract discerning buyers to the area. Ideally our wine shop will also stock wines from local small wineries that do not attract many visitors to their cellar door, but this is a future plan. Our fresh produce will help the township and eventual art gallery will help attract visitors and enhance the local artistic community.

Agricultural issues

• Whether the use or development will support and enhance agricultural production. The purpose of the development is for agricultural production. The land is an awkward size and is not really suitable for large scale “industrialised” agriculture. It is not large enough to make a sustainable income from a single source. This limits the land’s viability for typical agricultural use, unless it is leased to a larger farmer as another paddock as it had been done in the past, but it is perfect for our ambitions as a stand-alone mixed-use farm. Nature itself loves diversity and this development and its future plans are based on the principle of diversity. Diversity of agriculture with both livestock and crops, diversity of elements within those streams (grapes, fruit, vegetables), diversity of value adding (wine, fermented foods, wool, fabric, clothes, art), diversity of marketing, and diversity of income streams. No one of them will be sustainable on its own, but together they will be sustainable and also reduce risks in case one element falters for any reason. We hope it will become a showcase of what is possible on an awkward block using natural principles, and drive more developments of this nature.

• The potential for the use or development to limit the operation and expansion of adjoining and nearby agricultural uses. Adjoining properties will not be adversely affected by this development. There will be no spraying or other issues that might affect their produce. The scale of the grape growing and wine making will not pose any serious threat to competition, and very few wineries are in the natural wine segment (only one we know of is growing organically) so there is no direct competition. In fact this may even enhance their business with complementary


products that do not steal sales from each other. Nearby agricultural uses are mostly cropping and sheep grazing. This should also not be affected by any of the uses of our land. There are no agricultural uses on the land directly adjoining the property so there will be no impact there. Three sides of the property are bounded by roads.

• The capacity of the site to sustain the agricultural use. This site, when bought, was a risk. It was overgrazed with little to no ground cover and with the drought had poor looking soils and zero growth. Nutrients and total organic content was depleted by the grazing with very little to nothing being put back. Now that we have had decent rains it is clearer to see the true state of the land. While still being depleted the basics are sound and it has good potential to be regenerated. Please note that it will need regeneration, it is not sustainable in its present state. There are worms in the soil as well as a multitude of insect life. This means the soil is not dead. There is a thin layer of good loam soil on the surface, varying between about 200mm to maybe 400mm in various locations. Under this is a layer of either gravel or clay. Moisture retention is good and so far little additional watering has been needed. Some of the nearby blocks of grape vines have no irrigation and these vines have survived which confirms our suspicion that water retention and availability is adequate. However, the ground is covered with weeds as any grass was eaten to the ground by the sheep. Common practice would be to spray the weeds to allow the grass to come up. This will not work here as the grasses would have no real support from the soils. Large and noxious weeds (such as the Patterson’s Curse that was found) will be pulled up by hand and larger areas of weeds will be cut and left in place, or added to compost heaps. This will keep the weeds under control as well as adding nutrients and organic matter to the soil. This will take time and effort but means that over the long term (the only true measure for sustainability) the land will be able to support the agricultural use and be in a better state than when we found it.

• The agricultural qualities of the land, such as soil quality, access to water and access to rural infrastructure. Taltarni Road has regular traffic of B-double trucks so transport will not be any problem. There is an existing dam on the property which we were told ran dry every year while sheep were being grazed. The dam never dropped below half capacity this year without sheep. This indicates that under the intended use the existing dam is of sufficient capacity. We have also done a preliminary search for ground water and it is apparently available at a depth of between 5m to 10m below the surface. It is salty and so would need to be treated in some way before we would use it. We have also found an alternative site for the location of another dam. This would not interfere with any water courses and would supply water to the upper level of the property. We will have approximately 100,000 litres capacity of rain water collection from the buildings in this planning application. We are confident that there is sufficient water capacity and options available for the intended use. Soil quality was mentioned in the answer to the question directly above this one.

• Any integrated land management plan prepared for the site. Please see the farm management plan attached to this application in Appendix C.

Dwelling issues

• Whether the dwelling will result in the loss or fragmentation of productive agricultural land. There will be no fragmentation as a result of this application. This development is enhancing and increasing productive agricultural land and reducing fragmentation. The dwelling itself is required to ensure that the hands-on approach to agriculture can be maintained to ensure the sustainability of the land. The dwelling and associated buildings will comprise approximately 2% of the overall land area (less than one acre of


the 44 in total) so will not have a serious impact on this property itself, let alone the general area.

• 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. Our dwelling should not be adversely affected by neighbouring activities. They do spray the grape vines on adjacent properties but the dwelling if allowed in the proposed site will be over 300m from any spraying activities so is not likely to be affected by overspray. Scare guns are used on nearby properties when the grapes are mature but this is for only about a month or two and is regulated to only occur during certain daylight hours. This is also not a concern and is simply a part of country life.

• Whether the dwelling will adversely affect the operation and expansion of adjoining and nearby agricultural uses. The dwelling itself will have no impact on adjoining and nearby properties’ agricultural use.

Environmental issues

• The impact of the proposal on the natural physical features and resources of the area, in particular on soil and water quality. Given the nature of our farming practices the soil quality will only be improved by this proposal. Water quality will not be adversely affected as we will not be spraying chemicals so there is little to no impact on groundwater or the quality of water run off that may end up in dams or streams. The biggest threat for us will be our grape vines due to the monoculture practices of nearby properties which encourages predatory insects and bacteria. This will be managed with permaculture principles with companion planting, natural treatments such as milk or whey for powdery mildew, and in the worst cases treatment by hand. This is possible with small scale production while being on site to be able to closely manage growing conditions. Waste water processing will be carefully designed in conjunction with Council to ensure any risks are mitigated. Our preferred option is to not use a septic system at all as in our opinion this merely hides the problem underground and uses excessive amounts of water as well as creating a space that cannot be used productively. We would like to see a system that treats all waste so that it can be used. The energy consumption may be slightly higher but water use (critical in this environment) will be greatly reduced, as well as risks being reduced.

• The impact of the use or development on the flora, fauna and landscape features of the locality. The existing property has been grazed flat with no distinguishing features. In the dry it looks like a barren wasteland, and when wet looks weed infested. The grazing area goes from fence to fence. We are proposing to leave a 5m to 10m buffer zone around the entire perimeter to allow native trees, shrubs and grasses. The concept is that this will allow a greater diversity of native insect life which will attract animals and birds. The vegetation will allow a safe zone for them to move and live. This will also enhance the agriculture because the diversity of insects and predatory birds will inhibit swarm insects that are common with monoculture. It will also add privacy for the dwelling as well as hiding it from view. In terms of the landscape features it will be turned from a flat grassland to an interesting diversity of areas, and features within these areas. We believe this development will add to the natural and introduced beauty of the area.


• 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. As mentioned in the previous answer we intend to greatly increase the biodiversity of the area. The whole development is based on the theme of natural living and within this the concept of diversity. Biodiversity is just one aspect to this as diversity will be incorporated in many areas of farm life. We will have areas of native species around the perimeter to allow native animals to move around the property to areas of larger stands of natural forests in the area. Neighbouring lands have areas of “Land for wildlife” and our borders may be able to link and enhance these. There will also be a diverse range of fruit and vegetables or productive species. This will limit the threat of invasive insects as there will not be a large enough crop of a single species to encourage large numbers.

• The location of on-site effluent disposal areas to minimise the impact of nutrient loads on waterways and native vegetation. Our worst-case scenario is to have a septic system that treats both black and grey water. In this case the septic will be located almost 1km from a waterway and about 300m from the nearest dam. It will also be sited on the higher level of the property so there is almost no risk of inundation and accidental spills through flooding. If Council agrees then all effluent will be treated on site (in accordance with EPA guidelines) so that there is effectively zero effluent and all “products” of treatment can be safely used. This will be discussed and agreed before submission of a building permit. In either case we are confident that impacts will be negligible.

Design and siting issues

• 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. Colours as far as possible will be ‘natural” and as shown on the drawings. The buildings associated with this application will be far from the roads and there will be vegetation between the roads and buildings. There should be minimal impact from the roads. Neighbours will be protected by the native vegetation buffer along the boundary which will be “beefed up” in areas where there is a direct line of sight from a neighbour’s dwelling to ours.

• 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. The existing property has no features that convey any type of appeal, significance or beauty. In contrast to this the completed development will have natural appeal with rich soils and have an abundance of a diverse range of flora and fauna. It is hoped it will attract people to the area to understand how it was created and to teach them to do similar where they are.

• The location and design of existing and proposed infrastructure including roads, gas, water, drainage, telecommunications and sewerage facilities. This development is and will remain totally off-grid. There is an electricity line that crosses the southern corner of the property on Taltarni road but this will not be used. It will most likely be more expensive to connect to the grid than to have a complete solar and battery setup. There is no gas, water or sewer service that can be connected. There is also no wired telecommunication service available. Therefore there will be no impact from this proposal on the existing infrastructure.


• Whether the use or development will require traffic management measures. Taltarni Road has been built to allow passage of B-double trucks to access the wineries further up the road. This development will not increase traffic. There is no need for any traffic management during or after the development. The only exception may be for the delivery of large items such as building frames. This will be temporary and dealt with on an individual basis to comply with safety standards.


Appendix B

Certificate of Title

VOLUME 11113 FOLIO 865 Security no : 124079587521D Produced 04/10/2019 10:32 AM

LAND DESCRIPTION

Lot 1 on Title Plan 015512B.PARENT TITLE Volume 10759 Folio 523Created by instrument AG288577H 12/01/2009

REGISTERED PROPRIETOR

Estate Fee SimpleJoint Proprietors ANDRO ANTON OSTOJA MELISSA OSTOJA both of 70 FALLS ROAD MOUNT DANDENONG VIC 3767 AR710043D 30/11/2018

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 TP015512B FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL

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

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

Street Address: TALTARNI ROAD MOONAMBEL VIC 3478

DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the CopyrightAct 1968 (Cth) and for the purposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the timeand in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication orreproduction of the information.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 11113/865 Page 1 of 1

Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Land Use Victoria.

Document Type Plan

Document Identification TP015512B

Number of Pages

(excluding this cover sheet)

2

Document Assembled 04/10/2019 10:41

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 and for the purposes of Section 32 of the Saleof Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and inthe form obtained from the LANDATA® System. The State of Victoria accepts no responsibility forany subsequent release, publication or reproduction of the information.

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


Appendix C

Farm Management Plan

Whole Farm Management Plan Taltarni Road Moonambel

Introduction

The property known as Taltarni Road Moonambel was purchased by Andrew and Melissa Ostoja in

December 2018.

The property comprises almost 18 hectares or 44 acres in two lots of around 33 and 11 acres each.

It appears that this was a older subdivision of a larger landholding. The property had previously

been used for sheep grazing and has one dam. It is totally cleared apart from a few large trees.

The land is zoned “Rural Activity Zone. Restructure Overlay – Schedule 7”. According to the

restructure plan, schedule 7 has the following objectives:

• To give maximum practical effect to the provisions of the Mountain Creek (Moonambel)

Environs Restructure Plan.

• To achieve the basic strategic planning objectives for Areas of Inappropriate Subdivision as

stated in Clause 21.05-01.4 of the Planning Scheme.

• To encourage the subdivisional restructuring of multiple-lot landholdings.

• To discourage inappropriate small lot rural residential development.

• To prevent inappropriate development in the environs of Mountain Creek (a tributary of the

Avoca River).

• To prevent inappropriate development on environmentally hazardous land in the Palaeozoic

III Land System.

• To prevent uses and developments which will be incompatible with existing vineyards

and/or will compromise the future development of land for vineyard purposes.

• To limit development on land which is subject to flooding.

We believe that this farm management plan complies with the intent and also the details of the

Pyrenees Council planning objectives. Andrew is an engineer and has extensive experience in

business management and also makes totally natural wines. The intent is to grow organic grapes to

complete the entire cycle so that the wine is 100% local and also 100% natural. Melissa grew up on

the land and has a passion for organic growing of fruit and vegetables as well as spinning, knitting

and weaving fibres, and creating art. This combination of skills will ensure the financial and market

success of the farm. The fact that the property is off the grid and will need to supply its own power

and water will only enhance the natural aspects of the farm.

The end plan is for a natural farm and to have a local outlet for local natural products, produce and

wines. Ideally and eventually this will be located on-site in a cellar door and show room with an art

gallery. The farm will be chemical free and use natural principles to enhance the soils and ensure a

sustainable and quality output with high value-add. The same principles will be applied across as

many activities as possible and we hope it can be used as a demonstration of what is possible to be

achieved not just with having minimal impact on the environment but to actually work with and

enhance the environment. We want the environment and community to be better than when we

found it.

Although written for the provision of a planning permit this farm management plan (FMP) goes

beyond the basic requirements. It is designed to be used in the future to lead the direction of the

farm and as a template for action and steering the activities of the farm to ensure that when

decisions are made they align with the goals of the farm. This should be considered as a ten year

plan to reach the full potential of the property. For more details on the overall time frame please see

Appendix J – Construction Schedule. The planning permit only covers the initial stage of this entire

plan.

This farm management plan has been prepared in line with the components of the agriculture

Victoria accredited training course for whole farm management planning RTE5516A.

This FMP is a living document and will be regularly updated and improved.

Core Components

1. Farm planning (process)

Introduction

This section, while following the guidelines, was originally difficult to arrange into a cohesive

whole. We decided to go back to basics and not just what we wanted the farm to become but why a

farm in the first place. This is summarised by the mind map in Appendix I – Natural Living.

This encompasses all areas of our lives with the farm being just one aspect of our lifestyle. This

then made it much easier to understand and then write down what we wanted from the farm itself.

It simply became an extension of our life and the principles of farm management can be

summarised by the one word “natural”. We do not want to use manufactured chemicals or

industrialised agricultural practices. This is not to say that modern technology will be avoided but it

will be used in its “natural” context of an assistance for convenience rather than a driving force to

the exclusion of the environment.

Vision

To be the region’s supplier of choice for natural produce, products and wines.

Explanation

The intention is to sell locally, either directly at the farm gate or through local markets or to local

businesses.

Supplier of choice ensures that we can provide high value produce in smaller quantities but still

ensure value for the customer and small-scale profitability for the farm.

The word natural is chosen specifically as it covers a range of other sub-groups such as organic

while not being limited by the definitions. It involves both the raw materials and the processes used

to create the final products. An example would be eggs that are pastured rather than free range and

can sell for almost twice the price of free range. This can only be economically feasible where

scale is small and labour is intense and internal. Limiting sales of these eggs to cafes and

restaurants ensures higher value and also lower production while increasing their exclusivity.

Similarly, the term organic refers only to the inputs or even the lack of chemicals in growing

produce, whereas a natural process would exclude large scale monoculture even if it is organic.

Produce will be grown under the principles of permaculture and regenerative agriculture where as

much is given back to the land as is taken out, and in our case more is given back because of its

currently depleted state. It is envisioned that we will grow heirloom style produce rather than or as

well as organic versions of “supermarket” foods. The market for edible flowers and native varieties

will also be investigated. This will give us niche status for local restaurants and also add to their

own menu options, enhancing their business. A side benefit is contributing to biodiversity and

ensuring some varieties survive the threat of industrialised farming.

Products will either be sourced from local natural suppliers that share similar values, or made on

site. As an example, alpaca may be raised on site with their fleece spun and woven into products to

be sold on site. Vegetables will be grown on site and fermented for value adding. External

suppliers of products will be considered on economic grounds (short term income while

establishing the farm and ongoing revenues) and will go through a rigorous selection process to

ensure they fit within the vision and values of the business.

Wine will be made from organically grown grapes on site. I have made wine naturally for a number

of years but have found it impossible to source organic grapes. My current wine making process

(simplified) is to squeeze the grapes and let it ferment into wine. There are no additives at all and

no clearing of the wine apart from natural sedimentation in the barrel and no preservatives. This is

how my father’s family made wine over 100 years ago in Croatia. The end wine is alive, and it is

100% natural. This also makes natural wine making unpredictable so it should not be relied on as a

sole source of income.

This process will be tested on a larger scale for a saleable product and is the basis for our wine

making. This is in stark contrast to the industrialised process of wine making where the grapes are

first inoculated to kill living mater and then specific organisms are introduced at specific times to

ensure a very consistent end product. Parameters are closely monitored and modified with

additives. Then it is cleaned and sterilised again before preservative is added to ensure shelf life. I

started making my own wine because of adverse reactions to the preservatives in wines which made

me almost unable to drink commercial wine. This is a fast growing and discerning market that

should remain stable during any major fluctuations in the global wine market. I believe it will also

attract a different type of consumer to the region, that in most cases would also visit other local

wineries while they are here. We do not intend, nor have the capacity, to become a competitor to

the local wineries but we should provide a complimentary product.

Values

To leave what we have in a better condition than we found it.

Explanation

“Sustainability” is an area I’ve been involved in for decades and the meaning has become blurred

over the years. The accepted United Nations principle of providing for today without taking from

future generations will be applied but also broadened so that the things we come into contact with

are left “better” rather than just sustained as they are, or not taking too much from the future.

The perfect example is our land itself. This is currently used for grazing sheep and seems to have

been over grazed although the drought would add to this impression. The previous lessee has said

that there had been no improvements for over 20 years. The land has been cleared apart from two

trees in the middle, with a relatively small dam providing a water source. With intense grazing the

nutrients from the soils are removed with very little being returned. If nutrients are returned in

modern farming methods it is with bulk dosing of specific artificial chemicals, although this was

unlikely to have been the case with our land. Studies have shown that total organic content of soil

is depleted over time until there is no life in the soil and very few microorganisms or signs of life.

The land is then barely able to support itself. That appears to almost be the case with this land at

Taltarni Road Moonambel.

Our plan over the very long term is to provide a corridor of natural locally indigenous trees and

shrubs along the perimeter of the land. The denser flora holds the soils and naturally retains water,

and provides organic materials for self-composting over time. This will provide a safe haven for the

habitat and migration of local animals. The main intent is to provide habitat for native bees and

insects which will feed on the shrubs and also the worms and organisms that live within the soil

itself. This native insect life will provide biological means to control introduced insects rampant in

a monoculture environment and also encourages more reptile and bird life to restore the natural

balance and biodiversity.

The same values and principles also apply to businesses that we supply and work with. For

example, a local restaurant where we will supply pastured eggs and organic heirloom vegetables.

We will not just be an alternative supplier of regular produce but can add to their own reputation for

providing a diverse menu with low food miles. We would hope that eventually they will also order

specific vegetables or edible flowers for their menu that we would plant on their behalf. In effect

becoming their outsourced garden.

Business Management

The core team of this venture is Andrew and Melissa. Andrew is an engineer and has extensive

experience in business at most levels and Melissa has a passion for organic farming and making

things from scratch as well as art.

Andrew has delivered a quality management plan for a multi-million dollar business which was

audited against Australian Standards and approved. He has also created and implemented business

plans, while managing profit and loss for multi-million dollar business units. It is this attention to

detail that will ensure the ongoing success of the business. Melissa will ensure that the farming side

is viable and of a high standard, and loves to get her hands dirty to ensure the best quality produce

with natural rather than artificial interventions.

This FMP is written with Standards in mind and if required should pass an audit however in the

early stages this is an unnecessary cost burden for a very small business. However, we need to start

with the end in mind so it will be very easy if required to make minor changes to allow

accreditation if required. This also means the processes will be robust from the start and therefore

ensure the greatest possibility for success.

The foundational concept of our business plan, as well as in land management, is diversity. There

will be many income streams from the land, products made from the land, complimentary products

from similar suppliers, as well as other sources not linked to the land at all. It is this combination of

many small income sources that will combine to make a viable and sustainable total income source.

There are two broad areas that need to be reviewed both separately and also in conjunction with

each other and these are land management and customer management.

This version of the FMP is written for a planning permit and to demonstrate capability in terms of

land management and therefore will not focus on customer management, although the concepts

have been discussed. This is also a logical process because without the correct land management

and farming processes there will be little need for customer management, which will come at a later

stage. This FMP should also be read in conjunction with that planning application because much of

the information is contained in one or the other document rather than it being repeated.

2. Client focus and integrated services (process)

This core process covers relevant services, landholders' needs and the link to regional priorities and

responsibilities. It establishes networks with other service providers such as local government,

Landcare, Catchment Management Authorities and technical experts.

Land management should be seen as a responsibility and one that is far too complex for one person

to understand all aspects.

A variety of external resources will be needed to ensure the success of the farm and to accomplish

our goals of ensuring the land is improved over time. There are many resources available to assist

us to ensure the farm is viable. This includes small business assistance, farm management, farming

methods, marketing, and financial assistance. There are many government departments that publish

resources (some included in this permit application) and have programs available. There may also

be grants that are available from time to time.

We have attempted to contact our local land for wildlife representative in Bendigo but believe they

have moved on and contact information has not been updated. We will continue to try both them

and Landcare for our intentions for the native corridors. We have also had contact with a specialist

in the field to assist us in this area. There are also many apps and web sites for identification of

native and more importantly indigenous plants from the local region. Local farmers are an ideal

source of information for what works in this specific area with its unique soils and climate. We have

made contact with some and are building relationships to understand what works.

3. Risk management (process)

This core process identifies on and off site impacts relating to property, business and people

management and introduces appropriate risk management strategies.

Risk management is not something that is done once in a report and then left alone. It is a continual

process and needs to be the way work is done. Of course, obvious risks can be accounted for at a

very early stage but the risks that are most likely to have a serious consequence are the unexpected

ones. Andrew has developed work health and safety plans for multi-million dollar projects for

suburban Melbourne Councils (55 page plan plus appendixes), as well as working in high volume

industrial processing plants where nothing could be done without a SWMS (Safe Work Method

Statement). He is well aware of the seriousness of safety and how to mitigate the risks. Those

plans are client confidential so cannot be incorporated in a public document like this one.

These are the guiding principles.

The first thing to do when undertaking a new task is to stop. Do not do anything at all until the

risks have been evaluated. This is also not just a totally new task but when there is a change to

work practices within a larger task.

There are two components to the level of risk and these are the likelihood and consequence. These

should both be considered before any action is taken. I will take a simple example of cutting a low-

level branch off a tree with a chainsaw. There are a number of risks involved in a task such as this,

so the process is as follows:

• Stop. Don’t do anything until the risks are analysed and mitigated if needed.

• Assess the risk. Understand the possible harm or consequences (not all risk is physical) and

the likelihood of the risk occurring.

If needed put in place controls in the following hierarchy:

• Substitution

• Isolation

• Engineering

• Administration

• Personal protective Equipment (PPE)

Then monitor and review to ensure controls are effective.

I’ll use my example of the tree branch.

One risk when being out in a paddock like ours when the tree is the only high point is a lightning

strike. The consequences can be fatal. However, the likelihood on a calm sunny day is pretty much

zero so this would only be done on a day with no storms or even strong winds.

When cutting there is a likelihood of splinters being thrown about with very high likelihood even if

the consequences are not severe. This is a risk and must be mitigated. Going down the hierarchy

we could substitute by hiring a contractor if we were not confident or did not have equipment.

Isolation and engineering would mean building a protective framework which is not practical for a

one-off cut. Administration would have no effect. PPE will be effective. We have a choice of

hiring a contractor or wearing PPE. In this case for one cut at a sensible height the PPE is the

choice I would make. If the branch was at a high level or there were risks of other branches

interfering or falling then I would hire a contractor with the right experience, equipment and

insurances.

The next step is to stop again.

I have decided to cut the branch myself with PPE but there are still risks associated with rotating

and cutting machinery. The process needs to be continued for each type of risk identified so we

would need to check the machine and check the area. Then we could cut the branch, and stop again.

What do I do with the branch? If it stays where it falls is there a risk of somebody falling over it or

it being unstable if a child plays on it, if I remove it what are the risks involved in this new task?

4. Land capability and soils

This core component covers identifying land Classes and their appropriate management for the

intended enterprise. It includes the physical, chemical and biological properties of soils and the

effects of soil management both on and off farm. This includes issues relating to climate change.

We believe that the land has more than adequate capacity for the small-scale development. All

buildings, for this permit application and even for future developments are on the high areas of the

land. This is away from the lower levels that are more likely to be subject to inundation even

though there is no flood overlay. They are also at least 300m away from any dam.

We have had 3 quotes for a land capability assessment in anticipation for this application. However,

during our research, we are unable to finalise all plans for two reasons. According to the EPA code

of practice for onsite wastewater management it is possible to have a dry composting toilet with

greywater treatment discharged to a garden (code attached to this document in Appendix H). This is

our preferred option which will result in far less water waste and the least risk. However the

Pyrenees Council Domestic Wastewater Management Plan seems to reference septic tanks as the

main treatment option. We will need to have discussions with Council before we can determine the

final treatment design. The LCA scope will depend on the treatment type and location. Secondly

we would like a natural building to as great an extent as we are able. To this end we would like to

reduce the amount of concrete in the house. Preferably there is no concrete at all with stone

footings, but concrete footings directly under the walls would be acceptable with a natural floor.

The next best option is bearers and joists on piers although this is not ideal on such flat land. This

may require a different structure type such as strawbale panels (prefabricated panels assembled

onsite) to not exceed bearer loading. Our least preferred option is a slab for the entire dwelling. We

understand this is the most common and most easily accepted. We will need to work with Council

to determine what would be acceptable and then scope an LCA to see if that can be supported. For

these reasons an LCA would be of little benefit at this planning stage but will be invaluable at the

building stage. We will conduct a formal LCA as part of the building application process after

consultation with Council, and are happy to comply with this undertaking as part of the approval of

this planning permit.

This development is compatible with nearby land use without being in competition with it. In fact,

this development should enhance adjoining land use at the vineyards and nearby land use in the

township and surrounds. Long term plans for accommodation will encourage visitors to the

vineyards. Our organic farming methods will not detract from adjoining properties and our

encouragement of native insects and biodiversity should help them to reduce their reliance on

sprays.

The purpose of the development is for agricultural production. The land is an awkward size and is

not really suitable for large scale “industrialised” agriculture. It is not large enough to make a

sustainable income from a single source. This limits the land’s viability for typical agricultural use,

unless it is leased to a larger farmer as another paddock as it had been done in the past, but it is

perfect for our ambitions as a stand-alone mixed-use farm.

Nature itself loves diversity and this development and its future plans are based on the principle of

diversity. Diversity of agriculture with both livestock and crops, diversity of elements within those

streams (grapes, fruit, vegetables), diversity of value adding (wine, fermented foods, wool, fabric,

clothes, art), diversity of marketing, and diversity of income streams. No one of them will be

sustainable on its own, but together they will be sustainable and also reduce risks in case one

element falters for any reason. We hope it will become a showcase of what is possible on an

awkward block using natural principles, and drive more developments of this nature.

This site, when bought, was a risk. It was overgrazed with little to no ground cover and with the

drought had poor looking soils and almost zero growth. Nutrients and total organic content was

depleted by the grazing with very little to nothing being put back. Now that we have had decent

rains it is clearer to see the true state of the land. While still being depleted the basics are sound and

it has good potential to be regenerated. Please note that it will need regeneration, it is not

sustainable in its present state. There are some worms in the soil as well as a multitude of insect

life. This means the soil is not dead. There is a thin layer of good loam soil on the surface, varying

between about 200mm to maybe 400mm in various locations. The pH of the soil is in an acceptable

range of about 5.5 to 6.5. Under this is a layer of either gravel or clay. Moisture retention is good

and so far little additional watering has been needed. Some of the nearby blocks of grape vines

have no irrigation and these vines have survived which confirms our suspicion that water retention

and availability is adequate.

However, the ground is covered with weeds as any grass was eaten to the ground by the sheep.

Common practice would be to spray the weeds to allow the grass to come up. This will not work

here as the grasses would have no real support from the soils. Large and noxious weeds (such as

the Patterson’s Curse that was found) will be pulled up by hand and larger areas of weeds will be

cut and left in place, or added to compost heaps. This will keep the weeds under control as well as

adding nutrients and organic matter to the soil. This will take time and effort but means that over

the long term (the only true measure for sustainability) the land will be able to support the

agricultural use and be in a better state than when we found it.

5. Water

This core Farm Plan component covers identifying water requirements, sources and quality issues,

as well as water use and sustainable management options. This includes issues relating to climate

change.

Please note: If the property is irrigated and falls within the irrigation areas of Victoria there are farm

planning processes delivered by the department on behalf of the relevant Catchment Management

Authorities.

These farm plans include the hydraulic details of the irrigation layout and consider efficient water

application. They also cover drainage water control to prevent any downstream impacts of water

leaving the property.

A guiding document used was “How much water does my farm need” as produced by Agriculture

Victoria. This is shown in Appendix K for reference.

There is an existing dam on the property which we were told ran dry every year while sheep were

being grazed. The dam never dropped below half capacity this year without sheep. This indicates

that under the intended use the existing dam is of sufficient capacity. We have also done a

preliminary search for ground water and it is apparently available at a depth of between 5m to 10m

below the surface. It is salty and so would need to be treated in some way before we would use it.

We have also found an alternative site for the location of another dam. This would not interfere

with any water courses and would supply water to the upper level of the property. We will have

approximately 100,000 litres capacity of rain water collection from the buildings in this planning

application. We are confident that there is sufficient water capacity and options available for the

intended use. Soil quality was mentioned in the answer to the question directly above this one.

6. Biodiversity

This core component covers identifying native flora and fauna species and how to best manage

them (protect, enhance and revegetate). It also includes the effect of identified species on

production and environment. This includes issues relating to climate change.

We have not been here long enough to conduct an audit of the native flora and fauna. On the

property itself there is minimal. We have found evidence of both native and introduced species.

Around the perimeter of the property which is largely native bush, there is more evidence of native

species as this has been left alone by agricultural practices. For this reason we plan to extend the

perimeter to within the property by about 5m to 10m. This will allow the native species to have

additional habitat and feeding areas.

The concept is that this will allow a greater diversity of native insect life which will attract animals

and birds. The vegetation will allow a safe zone for them to move and live. This will also enhance

the agriculture because the diversity of insects and predatory birds will inhibit swarm insects that

are common with monoculture. It will also add privacy for the dwelling as well as hiding it from

view. In terms of the landscape features it will be turned from a flat grassland to an interesting

diversity of areas, and features within these areas.

Our intention is to greatly increase the biodiversity of the area. The whole development is based on

the theme of natural living and within this the concept of diversity. Neighbouring lands have areas

of “Land for wildlife” and our borders may be able to link and enhance these. There will also be a

diverse range of fruit and vegetables or productive species. This will limit the threat of invasive

insects as there will not be a large enough crop of a single species to encourage large numbers.

Even within the productive areas we are considering the native flora. For example, in the food

forest we will be planting natives as companion plants for shade and nitrogen fixing. We will also

be investigating natives as productive plants for the fruit, seeds and leaves.

7. Biosecurity

This core Farm Planning component covers identifying biosecurity issues, their on and off site

impacts and their appropriate management. This includes issues relating to climate change.

Biosecurity is another aspect of risk management and should be treated in the same way.

The first step in the process before doing anything is stop. Then consider the risks, then formulate

plans to minimise the risks. Only then proceed.

Biosecurity is an area that is beyond the expertise of a single person, particularly in a mixed use

farm such as ours, and every use has its own biosecurity issues. This plan does not need to detail

every possible risk but ensure that processes are in place to minimise those risks. I will demonstrate

the process with grapes which are probably the biggest risk in terms of both consequences and

likelihood. The risks lie not just with us but also with our neighbours so we do have a large

responsibility to ensure that our practices are safe.

Appendix L contains both a biosecurity manual for viticulture as well as a best practice checklist.

By using both of these we will ensure that we are taking all reasonable precautions to ensure the

safety of ours and our neighbours’ properties.

Checklist for Applications with WFP

Checklist for a Whole Farm Plan

Checklist

Tick or

NA

This is a summary only for easy reference and checking.

1. Topography main contours, ridgelines or steep rises

This has been provided in Appendix F – Farm plans. In essence the land is relatively

flat with no steep rises but one low level rise in the middle of the property. The land is

not marked as flood prone but the lower level will be left without structures until this

can be verified. Our current plans are to have no structures on the lower level at all but

to leave this free for grazing of livestock.

2. Soil conditions, including erosion sites, salinity

There is more detail in the planning application section on agricultural issues but the

existing soil condition is best described as poor. Being relatively flat there are almost

no erosion sites. Salinity does not appear to be an issue in either land classifications, or

in actuality. If we do use bore water this will be treated because bore water in the area

is indicated to be saline and it is not worth degrading the soil. The pH of the soil is

within acceptable limits for most crops. Although not tested it is obvious that the total

organic content of the soil is poor. This will take a long time to regenerate and we have

already started with truck loads each of composted soil using pig manure, tree mulch

and bales of pea straw. Our basic concept is that if we improve the health of the soil

this will improve flora health and diversity, which will improve insect diversity, which

will improve small predator diversity, which will improve biodiversity in general.

3. Existing native vegetation (includes trees, shrubs grasses and herbs)

This is pretty much zero. There are two trees in the middle of the property which were

used for shade for the sheep. There are also three trees near Taltarni Road. These are

all well established and mature and will remain as is. That is the extent of the native

vegetation when we first saw the land, which is somewhere between sad and pitiful. In

keeping with our ideal of a 5m to 10m buffer zone around the perimeter we have noted

a number of natives that are on the other side of the fence and likely to self-generate

onto our property. We also plan to take cuttings where this is feasible to assist the

natural process. These include native wattles, trees, grasses, and shrubs.

4. List any quantities of indigenous plant species intended for rural landscaping and

revegetation on the property

We have no specific quantity in mind as our plan is to have far more than we can

supply ourselves. While looking we are careful to distinguish between native and

indigenous. Our preference will always to have those that are indigenous to the local

area rather than natives from another region.

5. Wildlife habitat areas (includes rock outcrops)

The only wildlife habitat is in fallen trees near the perimeter. Although these are best

described as potential habitat sites. The land surrounding these trees is exposed and so

are not safe for most animals. Once the vegetation is allowed to grow and provide

cover during the day, we expect that these hollows will become more habitable.

6. Pest plants / weed infestations

The land was previously over grazed and so weeds were kept under control by the

sheep eating everything to the ground. Now that the sheep are gone the weeds have

taken over as the first form of revegetation and there is no competition from slow

growing grasses. We will not spray the weeds but simply assist the natural processes

whereby the quick growing weeds will but cut and left on the soil to add nutrients.

This will allow the slow growing grasses to take hold and compete with the weeds.

This will take a few cycles to be effective but is in the best long-term interests of the

soil. Any single weeds we find will be removed by hand as we have done with the

Patterson’s curse that was found near the dam, and has not returned.

7. Pest animal habitats

Fortunately we have not found any on the land to date. There are some rabbit burrows

on the public land on the lane to the North but there is no evidence that they are

currently occupied. We have noted a few foxes from their droppings but are sure they

do not live on this property.

8. Waterway/drainage networks and dams (current and proposed dams)

Current and proposed (not for this application) dams are noted on the drawings in

Appendix F – Farm plans. There are no waterways on this property. The closest

waterway is near Stawell-Avoca Road on neighbouring property. The overflow from

the existing dam goes in a channel directly to the South where it dissipates on our

property and potentially the neighbour’s. The proposed but as yet unconfirmed

location of a potential new dam (not part of this application) is not on a watercourse but

in a natural dip in the land where water currently sits after heavy rainfall. The location

will need to be confirmed by people more experienced in dam location than ourselves,

and only after we are sure that the existing dam is not of sufficient capacity for our

intended use.

9. Check with local water authority regarding the availability and classification of

water resources Total farm water balance. Determine the amount of water required:

domestic, stock, environmental, fire fighting and general farm water requirements and

the amount that can be harvested.

This is an area where there is no clear answer. In terms of capacity for harvesting, the

quoted ranges using BOM rainfall data are from around 60,000 litres to around 80,000

litres. We have allowed for one 100,000 litre tank with 10,000 litre fire fighting reserve

(in accordance with regulations) and a separate 10,000 litre tank attached to the main

dwelling, which has a smaller roof area. This should allow all water to be harvested

with some reserve. There is also the option for water delivery which is about $300 for

10,000 litres, but this should not be necessary in all but the worst droughts. While

being overgrazed we were told the dam would run dry every year at the end of summer.

This year while still in drought but with no sheep after December the dam remained at

about half capacity. There were about 40 sheep on the property while in drought, and

we plan to have no more than 3 to 10 alpaca. We do not plan to have permanent

irrigation for established trees or vines and will pump to temporary drip feeders while

they are being established. Our neighbours to the North have the same setup with their

fruit orchard and report good results with all but stone fruit. Our neighbours over

Taltarni Road have grape vines without irrigation and produce excellent fruit on healthy

vines. We believe we will have sufficient capacity with the existing dam and proposed

catchment and storage from this planning application alone. However given the

uncertainty of water and climate change, we have three backup plans being to either

extend the capacity of the existing dam (cheapest but longest runs to the end use), build

a new dam (closer to the end use and middle costs, maybe least overall capacity and

still relies on rainfall), or to use bore water (most expensive as we will treat the water

before use, but most secure source of water due to diversity of rain harvesting, dam and

bore).

10. Describe the surrounding land use for the general locality/area e.g. cropping, dairy,

grazing, urban/rural, mixed farming etc.

The majority of land in the area is used for grazing or is left pretty much untouched. To

the South of our property there is no discernible agriculture. To the west is sheep

grazing, to the North is land for wild life and private use, directly to the East is a

Landcare planting and adjoining this are vineyards. In the general vicinity and further

along Taltarni Road are vineyards and associated tourist attractions such as

accommodation and cellar doors. This is an important industry for the region not just

for the immediate financial benefits and employment, but also for the tourism and

visitors it attracts and the associated benefits to the general community and towns. It is

important that this development does not interfere with the vineyards and this is

reflected in the zoning of the area.

11. Describe the proposed future use of the land. Include predicted impacts of future

use/change of use of the land/Intensive animal industries – particularly potential

impacts on direct neighbours and/or catchment issues. If a Code of Practice is required

has this been obtained?

The land will be used as a mixed farm with a diverse range of uses spread across the

property. For this planning permit this is limited to grapes, fruit and vegetables and a

small number of chickens. All of which will be under any limit that requires separate

permits for planting or the keeping of animals. This also includes a small two bedroom

dwelling and a shed with associated water tanks and services to be able to be off-grid.

The dwelling will allow the management of the property and farming activities. There

will be no impacts to the catchment and impacts on neighbours will be minimal.

12. Outline existing buildings and structures including domestic area

There are no existing buildings or structures. N/A

13. Outline proposed buildings and structures in accordance with the planning permit

Check with relevant authorities and council regarding servicing and infrastructure

standards and availability e.g.: Road, bridge standards, land capability assessment

Power supply Telecommunications

These are detailed in Attachments D and E which are the plans for the dwelling and

shed. The dwelling is approximately 120m2 and is two bedroom, one bathroom. The

shed is fully enclosed with three roller doors for vehicles and machinery. Power will

come from solar panels mounted on the shed roof and batteries in the shed itself.

Power systems will be designed so that there is no reliance on a generator to avoid

noise and fuel use. Water will be from a 100,000 and a 10,000 litre storage tank.

Telecommunications will be from mobile phone only with no land line available.

There is very good service available on 4G for internet and communications with the

use of an antenna, and adequate for phone use on the ground. Waste water treatment

will be agreed with Council during the building permit phase but for the sake of this

planning permit it is assumed it will be a septic system. Our preferred option is for a

treatment system where the water can be used in some ways but this is subject to

approval and any conditions that may be imposed. Domestic waste can be collected

from Taltarni Road with both landfill and recyclables being collected on a Tuesday

morning. Taltarni Road has regular truck traffic servicing the vineyards so has no

impacts from our intended use.

14. All existing and proposed roadways and tracks in accordance with the planning

permit Is access to the proposed dwelling/development via an all-weather road with

dimensions adequate to accommodate farm activity or emergency vehicles?

These are shown in Appendix F – farm plans and also Appendix B – certificate of title.

The property is bounded on three sides by “government roads” as shown on the

certificate of title which should be the most accurate source. To the East is Taltarni

Road, a sealed all weather road. To the North and West are dirt lanes. The northern

lane has no name that we are aware of, the western lane is 4 Mile Lane. There are two

access points to the property. A 4m wide gate to Taltarni Road, and a 3.5m wide gate to

the government road to the North. Both are wide enough for emergency vehicle access

and any expected activity for the farm and associated building. The northern one was

used as the main access point when the land was being grazed for sheep.

15. All existing and proposed fences

The existing fencing is only around the perimeter with no internal fencing. There are

no new fences proposed.

16. A detailed legend (including size of property in hectares)

This is provided in Appendix C - farm management plan, as well as Appendix B –

certificate of title. The property is approximately 17.9 hectares in total across the two

lots.

Tick = Checked or necessary information included

NA = not applicable


Appendix D

Dwelling Plans

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AS 3959-2009 (Incorporating Amendment Numbers 1, 2, and 3) Version 1.0

This calculator uses the detailed method for determining the Bushfire A ack Level (BAL) as described in AS 3959-2009 Construc on of buildings inbushfire-prone areas (Appendix B – Method 2). Users should be familiar with AS 3959 and should refer to it for the various calculator inputs. Thiscalculator is NOT suitable for use where the effec ve slope under the classified vegeta on (refer Clause 2.2.5 in AS 3959-2009) is more than 20degrees downslope (refer Figure 2.2 in AS 3959-2009).

Your Name: Andrew Ostoja

Site Address: Lot 120B Taltrarni Road Moonambel 3478

Date: 7/10/2019 6:29 PM

Inputs

Fire Danger Index (FDI) Refer Table 2.1 in AS 3959-2009 FDI: 100 (GFDI: 130)

Classified Vegeta on Type Refer Table 2.3 in AS 3959-2009 Woodland

Distance of the site from the classified vegeta on type(s)Refer Table 2.3 in AS 3959-2009

50 metres

Effec ve downslope(s) under the classified vegeta on type(s)Refer Figure 2.2 in AS 3959-2009

0 degrees*

*For degree to ratio to percentage conversions refer to Table 2.2 in AS 3959-2009

Site Specific Output

Bushfire A ack Level (BAL) BAL―12.5

Minimum required distance to achieve: BAL―12.5 33 metres

BAL―19 24 metres

BAL―29 16 metres

BAL―40 12 metres

AS3959 – Click to purchase from SAI Global

DisclaimerThis calculator determines the Bushfire Attack Level (BAL) for a given building based on Australian Standard AS 3959-2009 'Construction ofbuildings in bushfire-prone areas', copies of which can be obtained from SAI Global. Users should be familiar with the Australian Standard inorder to use the calculator correctly. The calculator will produce inaccurate results if incorrect input data is entered. It is recommended that usersdouble-check results by calculating the BAL independently in accordance with the Australian Standard before proceeding with any project ratherthan relying solely on this calculator. To the maximum extent permitted by law, we accept no responsibility whatsoever and exclude all liability(including negligence) for any loss, damage or injury arising from the use of or reliance on this calculator including any third party.

Forest and Wood Products Australia ACN 127 114 185. Exova Warringtonfire Aus Pty Ltd ACN 050 241 524.

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