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7.1 Relevant Approved Measures from Clause 53.02 are addressed

Bushfire Protection Measure - Landscape

Approved Measure Response / Comments

AM 2.1

The bushfire risk to the development from the landscape beyond the site can be mitigated to an acceptable level

Satisfies Approved Measure

Does not comply

Not Applicable

Comments: The landscape is potentially an extreme fire risk. BMO behavior is likely to be outside BMO parameters. The topography within the immediate surrounding is steep to very steep with large forested areas.

The risk can be mitigated to an acceptable level by implementing approved bushfire protection levels that can comply with the BMO requirements including BAL FZ construction level to be retrofitted to the existing dwelling. Site access is reasonable although careful planning is required to move to evacuate from the site on extreme fire days.

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Bushfire Protection Measure - Siting

Approved Measure Response / Comments

AM 2.2

A building is sited to ensure the site best achieves the following:

• The maximum separation distance between the building and the bushfire hazard.

• The building is in close proximity to a public road.

• Access can be provided to the building for emergency service vehicles.

Satisfies Approved Measure

Does not comply

Not Applicable

Comments: The proposed dwelling is unable to me moved, however by retrofitting the structure to BAL FZ construction levels the dwelling will provide a degree of safety. The proposed dwelling is located with good access to Old Yarck Road. Access for emergency vehicles via Old Yarck Road with the retrofitted dwelling being accessible to the locality of Terip Terip. The township of Yarck is accessible via Old Yarck Road however emergency vehicle access is limited due to the steepness of the road.

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Bushfire Protection Measure – Building Design

Approved Measure Response / Comments

AM 2.3

A building is designed to be responsive to the landscape risk and reduce the impact of bushfire on the building.

Satisfies Approved Measure

Does not comply

Not Applicable

Comments: The proposed building is to be designed to minimise entry by embers and therefore minimise ember attack.

It is noted that all BAL construction standards are deemed to satisfy the building code requirement that a building be designed and constructed to reduce the risk of ignition from a bushfire, appropriate to the:

(a) 'potential for ignition caused by embers, radiant heat or flame generated by a bushfire; and

(b) Intensity of the bushfire attack on the building' (ABCB, 2014).

Typical examples of building design to minimise ember attack is contained in the appendices.

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Bushfire Protection Measure – Defendable Space and construction objective

Approved Measure Response / Comments

AM 3.1 A building used for a dwelling (including an extension or alteration to a dwelling (, a dependant person’s unit, industry, office or retail premises is provided with dependable space in accordance with:

• Column A, B or C of Table 2 to Clause 53.02-5 wholly within the title boundaries of the land; or

• If there are significant siting constraints, Column D of Table 2 to Clause 53.02-5. The building is constructed to the bushfire attack level that corresponds to the defendable space in accordance with Table 2 to Clause 53.02-5.

Satisfies Approved Measure

Does not comply

Not Applicable

Comments: The defendable space requirements for the proposed dwelling is located within A FZ fire risk with a downslope greater than 20˚ and therefore columns A, B or C are not applicable. Site constraints also show that Column D is not applicable. Some areas of defendable space are available within the property boundaries. The building will be constructed to the bushfire attack level of Flame Zone (FZ) which is beyond the defendable space in accordance with Table 2 to Clause 53.02-5.

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Bushfire Protection Measure – Calculate defendable space using Method 2 of AS3959

Approved Measure Response / Comments

Alt 3.4 Defendable space and the bushfire attack level is determined using Method 2 of AS3959 subject to guidance published by the relevant fire authority.

Satisfies Approved Measure

Does not comply

Not Applicable

Comments:

The site contains a downslope greater than 20 degrees to the south. Therefore, the conditions within Table 2 53.02-5 note that method 2 of AS 3959 apply to the site.

The building will be constructed to the bushfire attack level of Flame Zone (FZ).

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Bushfire Protection Measure – Dwellings subject to direct flame contact

Approved Measure Response / Comments

Alt 3.5 A building used for a dwelling (including an extension or alteration) may provide defendable space to the property boundary where it can be demonstrated that:

• The lot has access to urban, township or other areas where:

o Protection can be provided from the

impact of extreme bushfire behavior.

o Fuel is managed in a minimum fuel

condition.

o There is sufficient distance or shielding to protect people from direct flame contact or harmful levels of radiant heat.

o Less defendable space and a higher

construction standard is appropriate having regard to the bushfire hazard site assessment.

o The dwelling is constructed to a

bushfire attack level of BAL-FZ.

The alternative measure only applies to a lot where the requirements of AM 3.1 cannot be met.

Satisfies Approved Measure

Does not comply

Not Applicable

Comments:

The site has access to other areas which provides protection from the impact of extreme bushfire behavior. Terip Terip to the north is located on very gently undulating land with a straight road network providing multiple routes around any potential fire.

Fuel around the site will be managed in a minimum fuel condition. There are sufficient options including a BAL-FZ construction level to provide distance from direct flame contact or harmful levels of radiant heat.

The site has a BAL-FZ construction level consistent with the bushfire hazard site assessment.

The building will be constructed to the bushfire attack level of Flame Zone (FZ).

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Water Supply and Access Objectives

Approved Measure Response / Comments

AM 4.1

A building used for a dwelling (including an extension or alteration to a dwelling (, a dependant person’s unit, industry, office or retail premises is provided with:

• A static water supply for firefighting and property protection purposes specified in Table 4 to Clause 53.02-5

• Vehicle access that is designed and constructed as specified in Table 5 to clause 53.02-5. The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for firefighting water supplies

Satisfies Approved Measure

Does not comply

Not Applicable

Comments: A static water supply (10,000L) for fire fighting purposes is provided for the property as specified in Table 4 to 53.02-5. It is located within the vicinity of the proposed retrofitted dwelling. Vehicle Access is available by an all-weather gravel driveway near the front entry. It will be compliant to Table 5 regulations for driveways less than 100m but greater than 30m.

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MAP 3 – DEFENDABLE SPACE – BUSHFIRE MANAGEMENT STATEMENT

Legend:

Defendable Space Indicative static water supply location

Proposed Dwelling Map Notes (See Below) Classifiable Vegetation Driveway

Defendable Space

Legend:

Classifiable, Modified and Non-Classifiable Vegetation

Map Notes

Proposed Dwelling Extension

Indicative Static Water Supply Location (Water Tank)

BUSHFIRE MANAGEMENT PLAN – 413 Burgess Road (413 Old Yarck Road), Yarck

Access Road

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BUSHFIRE PROTECTION MEASURES

Defendable space management - Grass will be short cropped and maintained during the fire danger period. - All leaves and vegetation debris will be removed at regular intervals during the fire danger period. - Within 10 metres of a building, flammable objects will not be located close to vulnerable parts of the building - Plants greater than 10 centimetres in height will not be placed within 3m of a window or glass feature of the building. - Shrubs will not be located under the canopy of trees. - Individual and clumps of shrubs will not exceed 5m² in area and must be separated by at least 5 metres. - Trees will not overhang or touch any elements of the building. - The canopy of trees will be separated by at least 5 metres. - There will be a clearance of at least 2 metres between the lowest tree branch and ground level.

Water supply for fire fighting purposes Show 10,000L of effective water supply for fire fighting purposes which will meet the following requirements: - Is stored in an above ground water tank constructed of concrete or metal. - All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of corrosive resistant metal. - Incorporate a ball or gate valve (British Standard Pipe (BSP)) 65mm coupling (64mm CFA 3 thread per inch male fitting). - The outlet of the water tank will be within 4m of the accessway and be unobstructed. - Be readily identifiable from the building or appropriate identification signage to the satisfaction of the CFA must be provided - Any pipework and fittings will be a minimum of 65mm (excluding the CFA coupling.

Construction Will have a minimum Bushfire Attack Level of BAL-40 (reduced from FZ as a private bushfire shelter will be constructed on the site) that the building will be designed and constructed in accordance with AS3959-2009.

Access Length of access is greater than 30m but less than 100 metres The following design and construction requirements apply: -All-weather construction. -A load limit of at least 15 tonnes. -Provide a minimum trafficable width of 3.5 metres. -Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically. -Curves must have a minimum inner radius of 10 metres. -The average grade must be no more than 1 in 7 (14.4%) (8.1°) with a maximum grade of no more than 1 in 5 (20%) (11.3°) for no more than 50 metres. -Dips must have no more than a 1 in 8 (12.5 percent) (7.1 degrees) entry and exit angle.

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8. CONCLUSION The proposed retrofitted dwelling at 413 Old Yarck Road ‘413 Burgess Road, Yarck’ was assessed using the BMO/AS 3959-2009 bushfire site assessment methodologies for compliance with Clause 13.02, Clause 44.06 and Clause 53.02 of the Murrindindi Planning Scheme. The development proposal uses the Clause 53.02-3 application pathway. The proposal complies with Approved measures 2.1, 2.2, 2.3, 3.1, Alt3.4, Alt 3.5 and 4.1. The analysis was undertaken consistent with Planning Practice Note 65 Preparing and Assessing a Planning Application Under the Bushfire Provisions in Planning Schemes (DTPLI, 2014). The mix of classifiable vegetation and site topography presents a bushfire threat to the site that is reflective of the majority of assumptions of the AS3959-2009 vegetation classifications. The structure, configuration and fuel loads differ slightly from the AS3959-2009 assumptions. This, in combination with the variable topography, makes the combination of a BAL-FZ construction standard. Some minor defendable space is contained within property boundaries. The siting of the proposed retrofitted dwelling is not located in an optimum position given the steep slopes and forest vegetation creating a potential extreme fire risk. However, a BAL-FZ retrofit and emergency plan will provide some security. Water supply and access and egress requirements can comply with BMO specifications. It should be noted that one tree may require removal to ensure the driveway width complies with CFA requirements. The development is in an extreme risk landscape; however, it is considered that all appropriate bushfire protection measures can be provided in compliance with BMO and BPA requirements.

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9. REFEFERNCES & BIBLIOGRAPHY

ABCB (2014a) Building Code of Australia, Australian Building Codes Board (ABCB).

Viewed at www.abcb.gov.au/en/education-­‐‐events-­‐‐ resources/publications/ABCB

Performance Standards.aspx

Blanchi, R. and Leonard, J., “Investigation of Bushfire Attack Mechanisms Resulting in House Loss in the ACT Bushfire 2003”, Bushfire CRC Report, April 2005

CFA (2012), Fire Services Guideline-Land Use Planning 002, Requirements for water supply & access in the Bushfire Management Overlay (BMO)

CFA (2012), Planning For Bushfire Victoria, Guidelines For Meeting Victoria’s Bushfire Planning Requirements

Department of Planning and Community Development, “Bushfire Management Overlay and bushfire protection: planning requirements”, Practice Note 65, Nov 2011

Department of Planning and Community Development, “52.47 Bushfire Protection: Planning Requirements”

Department of Planning and Community Development (2013), “Preparing and Assessing a Bushfire Management Statement, Planet Professional And Training Program, Melbourne

Gould J.S. et alia, “Field Guide: Fuel Assessment and Fire Behaviour Prediction in Dry Eucalypt Forest”, Interim Edition, Bushfire CRC, 2007

Standards Australia, “Construction of Buildings in Bushfire Prone Areas, AS 3959-2009

Victorian Government, “Victoria Planning Provisions, Section 44.06 Bushfire Management Overlay”

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Appendix 1: BMO vegetation management standards

CFA standard permit conditions for BMO compliant defendable space:

• 'ʹGrass must be short cropped and maintained during the declared fire danger period.

• All leaves and vegetation debris must be removed at regular intervals during the declared fire danger

period.

• Within 10 metres of a building, flammable objects must not be located close to the vulnerable

parts of the building.

• Plants greater than 10 centimetres in height must not be placed within 3m of a window or glass feature

of the building.

• Shrubs must not be located under the canopy of trees.

• Individual and clumps of shrubs must not exceed 5 sq. metres in area and must be separated by

at least 5 metres.

• Trees must not overhang or touch any elements of the building.

• The canopy of trees must be separated by at least 5 metres.

• There must be a clearance of at least 2 metres between the lowest tree branches and ground level'ʹ

(CFA, 2014a)

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Appendix 2: BMO static water supply requirements

Table 4 from Clause 53.02-5

Water tank requirements (DTPLI, 2014)

'The water supply should be stored in an above ground water tank constructed of concrete, steel or

corrugated iron. The water supply should be identified. The water supply may be provided in the same water

tank as other water supplies provided they are separated with different outlets'.

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CFA Fittings (CFA, 2014b)

'If specified within Table 4 to Clause 53.02-5(if fire brigade access to your water supply is required),

CFA’s standard BMO permit conditions require the pipe work, fittings and tank outlet to be a minimum

size of 64 mm.

65 mm BSP (British Standard Pipe) is the most common size available. A 65 mm fitting is equivalent to

the old 21/2 inch. A 65 mm BSP (21/2 inch) fitting exceeds CFA’s requirements and will therefore comply

with CFA’s standard permit conditions for the BMO.

The diagram below shows some common tank fittings available at most plumbing suppliers which meet the

connection requirements. It includes a 65 mm tank outlet, two 65 mm ball or gate valves with a 65 mm male

to 64 mm CFA 3 threads per inch male coupling. This is a special fitting which allows the CFA fire truck to

connect to the water supply. An additional ball or gate valve will provide access to the water supply for the

resident of the dwelling'.

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CFA Standard permit conditions for water supply (CFA, 2014a)

Conditions required for all applications

'Show [xx litres] of effective water supply for fire fighting purposes which meets the following

requirements:

• Is stored in an above ground water tank constructed of concrete or metal.

• All fixed above-ground water pipes and fittings required for fire fighting purposes must be made of

corrosive resistant metal'.

Additional conditions to apply if CFA fittings and access is required

'The water supply must also –

• Incorporate a ball or gate valve (British Standard Pipe (BSP) 65mm) and coupling (64 mm

CFA 3 thread per inch male fitting).

• The outlet/s of the water tank must be within 4m of the accessway and be unobstructed.

• Be readily identifiable from the building or appropriate identification signage to the

satisfaction of CFA must be provided.

• Any pipework and fittings must be a minimum of 65 mm excluding the CFA coupling

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Appendix 3: BMO access requirements

Curves must have a minimum inner

Provide a minimum trafficable width of

The average grade must be no more than

Dips must have no more than a 1 in 8

(12.5%) (7.1°) entry and exit angle.

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Appendix 4 – Fire and Planned Burn History

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Appendix 5 – James Hardie Technical Supplement – Construction of buildings in Bushfire Prone Zones

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649 CENTRE ROAD, EAST BENTLEIGH VIC 3165 PO BOX 39, BONNIE DOON VIC 3720

Phone: 0424 865 765

E-MAIL: admin@ecov.com.au

Farming Zone – Schedule (FZS) Proposal Written Response

413 Old Yarck Road ‘413 Burgess Road’ Yarck VIC

Prepared for: Site:

GARRRY COULLOUPAS C/O 413 Old Yarck Road ‘413 Burgess Road’ Yarck VIC 413 Old Yarck Road ‘413 Burgess Road’ Yarck VIC

Prepared by: R H Krainz – Eco Vision Australia Reference No. 36EO19 Ver. 1.2 Date: May 16, 2019

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TABLE OF CONTENTS

1. Executive Summary & Introduction

2. Discussion, Site Photos and EVC, Biodiversity Maps

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1. Executive Summary & Introduction The purpose of this statement is to provide a written statement of how the proposal meets the decision guidelines of the Farming Zone. Murrindindi Shire Council in correspondence dated 26 April 2019 have requested this information in regard to Planning Permit application no: 2019/17. The 31.2 ha is predominately vegetated with forest vegetation throughout. The existing building infrastructure is located within close proximity to Old Yarck Road providing a minimal impact on the site. Existing vegetation both onsite and on surrounding properties has remained in good condition based on the field survey and Ecological Vegetation Class mapping through the DELWP Naturekit mapping tool. The site is located within the upper portions of the undissected escarpment landform element. Steep topography is prevalent and the underlying geology typically hard metamorphic rock (hornfels) limiting any traditional agricultural enterprises, however honey production is are a very complementary and minimal impact agricultural activity. The maintenance of the existing native vegetation will provide slope stability minimising any potential erosion issues. The owner is committed to enhancing and improving the natural environment. The existing building infrastructure is located within a small footprint with watercourse setback to watercourses over 200m distance to the south. Vegetation along the watercourses will be protected by native vegetation. Any potential minor environmental impacts are confined within a small area within the building footprint proposed dwelling is located in a grassed area while retaining all the existing remnant and regrowth Grassy Forest vegetation. The location of the proposed development is consistent with the purpose of the Farming Zone in that the environment is protected through the retention of all existing natural vegetation which makes a positive contribution to the biodiversity of the area while providing an excellent agricultural opportunity through bee keeping. Agricultural pursuits are limited to Beehives on the site due to the large area of remnant and regrowth vegetation. The existing forest vegetation throughout the site allows for an excellent opportunity for honey production. Beehives are a low impact agricultural activity for the site which takes full advantage of the nectar source provided by substantial areas of Eucalypt forests. A Farm Management Plan (Report 55FO19 prepared by Eco Vision) details production aspects of the beehives with both planned hives (initially 200 with future expansion to other forested areas). The overall site is regarded as a natural habitat requiring minimal interventions apart from a 6 monthly site inspection to identify and eradicate any potential plant and pest animal species.

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2. Discussion, Photos & EVC Mapping The following detail provides a written statement to the Murrindindi Shire Council request for further information.

The existing building to be converted into the proposed dwelling provides minimal impact on the land and neighbouring properties. The property does not currently have any agricultural activities within property boundaries however it is proposed that the site maximise its potential as a forest source for nectar production from flowering Eucalypts. The property is not suitable for traditional agricultural activities except for Beehives which the owner proposes to do as a registered beekeeper, due to the steep topography contained within a dissected escarpment landform element and the underlying geology of hornfels (metamorphic rock) which limits the development of a soil profile. The diagrams on the following depict site considerations and information:

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Diagram 1 – Existing Site Conditions

Building

location

Watercourses

Slope Farmland

Strathbogie

Plateau

Native

Vegetation

Native

Vegetation

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Diagram 2 – Site Location

Diagram 2 – Site Topographical Location

Site

location

Site location Hornfels

(metamorphic)

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Diagram 3 – Site Geology

The site contains significant areas of native vegetation from two Ecological Vegetation Classes – Herb Rich Foothill Forest and Grassy Dry Forest (specific location of vegetation community’s dependant on topographical location and aspect. Analysis of DELWP Naturekit mapping notes that the vegetation has remained virtually intact between 1750 and 2005. Strategic biodiversity scores range between 50 and 100. The site inspection noted that the habitat is intact and in good condition even though the site inspection was undertaken in dry conditions. Surrounding properties have a similar habitat and also in a similar condition. Adjoining properties do not have any agricultural activities within property boundaries. The closest area of major farming agricultural activity is located approximately 600m to the west on the Strathbogie plateau. Then existing buildings (including the building to be converted to a dwelling) is located a minimum 200m upslope of the site watercourses. The watercourses are buffered by existing forest vegetation. The existing building areas are in the optimum location to prevent any impact on the watercourses. Drainage lines are also not impacted. The site does not have erosion or soil degradation issues.

Hornfels (metamorphic)

Hard rock from heat contact with

adjoining Strathbogie Granite and /

or sedimentary rock depending

upon location

Strathbogie Granite

Colluvial deposits

derived from hornfels

Sedimentary Rock

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Then existing buildings (including the building to be converted to a dwelling) have very little impact on the rural landscape. The building is quite small in size with little visual impact on the rural landscape. The building that is proposed to be converted into a dwelling is necessary from the maintenance and harvesting of beehives through the September to March honey production season. Detail is provided in the FMP report 55FO19 by Eco Vision. Steep site topography is a severe constraint on most forms of agricultural activity with the existing forest vegetation coverage providing habitat for fauna and aid in ensuring slope stability and minimising any erosional impacts. The site does however offer an excellent opportunity for honey production due to the large source of nectar available from the existing Eucalypts in surrounding forested areas. Beehives are a low impact agricultural enterprise.

It is proposed that the land be managed in its natural state with the Beehives providing little environmental impact to ensure the existing biodiversity is maintained and enhanced on an ongoing basis into the future. As noted earlier in this written statement the site is very suitable for honey production with beehives. More detail is provided in the FMP report 55FO19 provided by Eco Vision. No major pest and animal infestations were observed on the site. However, a monitoring program will be undertaken on a six monthly basis and if any pest or animal species are observed then appropriate remediation methods will be employed on the site depending the species of pest plants or animals.

If wastewater is to be treated on-site it will be contained with appropriately designed effluent fields located in the vicinity of the proposed dwelling.

The proposed building to be converted to a dwelling is required for the harvesting of honey from the beehives throughout September to March season. Different quantities of honey will be available from hives at different times thus requiring a regular presence. It is proposed to increase the number of hives and potentially undertake some honey production on the site in the future further requiring the use of a dwelling. The proposed dwelling is small in size and complementary to the broader landscape. In addition, an additional benefit in ensuring that the existing biodiversity be maintained and also provide an opportunity for 6 monthly pest plant and animal species monitoring.

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The proposed building to be converted to a dwelling will have tank water for water supply purposes. Power will initially be derived from a generator; however, it is planned that either wind generation or solar power be installed on the site providing a renewable energy source. Additionally, access to mains power is both difficult and potentially expensive. Overhead power lines may also be a fire risk. Effluent disposal to the existing building has been installed and approved by Murrindindi Shire Council on the 05/01/19. A 3200L primary (septic) tank has been installed on the site. Primary treated effluent is disposed by 60m – 600mm (36m²) wide of absorption trenches at a depth of 450mm downslope of the existing building. Absorption trenches have been sized on a one-bedroom capacity. Old Yarck Road along the north eastern boundary provides 60m all-weather driveway access to the site. The driveway access will be CFA compliant as described in the Bushfire Management Statement (BMS) and Bushfire Management Plan (BMP) – Eco Vision Australia Report (16CO19).

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Site Photos

Plate 1 – View depicting Old Yarck Road and existing buildings.

Plate 2 – View depicting existing onsite Forest Vegetation

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Plate 3 – View depicting existing onsite Forest Vegetation

Plate 3 – View depicting existing all weather driveway access.

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1750, 2005 Ecological Vegetation Class & Biodiversity Values

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Robert Krainz Land Management Consultant

Grad Cert. Environmental Management (CSU), Ad. Dip. Land Management (Syd), Cert Hort. Landscape & Nursery (Qld)

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649 CENTRE ROAD, EAST BENTLEIGH VIC 3165 PO BOX 39, BONNIE DOON VIC 3720

Phone: 0424 865 765

E-MAIL: admin@ecov.com.au

FARM MANAGEMENT PLAN 413 Old Yarck Road ‘413 Burgess Road’

Yarck Vic

Prepared for: Site:

C/O 413 Old Yarck Road ‘413 Burgess Road’ Yarck VIC 413 Old Yarck Road ‘413 Burgess Road’ Yarck VIC

Prepared by: R H Krainz – Eco Vision Australia Reference No. 55FO19 FMP Date: June 30, 2019

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TABLE OF CONTENTS

1. Executive Summary

2. Introduction

3. Description of the Development

4. Site Key Features

5. Proposed Site Activity

6. Discussion – Farm Management Plan

7. Appendices

i. Proposed Site Plan & Landvic

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1. Executive Summary The purpose of this statement is to provide a Farm Management Plan (FMP) for the site at 413 Old Yarck Road ‘413 Burgess Road’ Yarck. Murrindindi Shire Council in correspondence dated 14 June 2019 have requested this information in regard to Planning Permit application no: 2019/17. The 31.2 ha site is predominately vegetated with forest vegetation throughout. The existing building infrastructure is located within close proximity to Old Yarck Road providing a minimal impact on the site. Existing vegetation both onsite and on surrounding properties has remained in good condition based on the field survey and Ecological Vegetation Class mapping through the DELWP Naturekit mapping tool. The site provides an excellent opportunity to develop an agricultural activity based on Honey Production within the Farming Zone. The existing onsite grassy forest vegetation provides an excellent nectar source for honey production with minimal environmental impact. The site provides extremely limited opportunity for other agricultural activities. All existing onsite vegetation will be retained thus protecting the broader environment. Diagrams 1 & 2 detail Farm Management Plan aspects of the site relating to honey production. The existing building located in a small area towards the Old Yarck frontage is proposed to be converted to a dwelling and the existing shedding is necessary for the site in order to ensure that the honey farming enterprise be successfully undertaken on the site. The season for the harvesting of hives occurs over an extended period from September to March (Eucalypt flowering season) with quantity of honey varying between individual hives thus there is a requirement for onsite accommodation especially during this part of the year. The FMP notes an initial 200 hives be placed on the site within an approximate 8ha forest areas to the south of the of the existing infrastructure. Depending upon nectar from the surrounding Eucalypts it is anticipated 25kg of honey be produced from each hive with an approximate total of 5,000kg of honey produced on the site resulting in an indicative gross income of $25,000 (Wholesale $5.00/kg or $75,000 (Retail $15.00/kg). The number of hives may increase in subsequent years depending upon the success of the initial stages of the operation. It is planned to expand the hives in lower portions as a secondary phase of operations. The site is located within the upper portions of the undissected escarpment landform element. Steep topography is prevalent and the underlying geology typically hard metamorphic rock (hornfels) limiting any traditional agricultural enterprises, however honey production is are a very complementary and minimal impact agricultural activity. The maintenance of the existing native vegetation will provide slope stability minimising any potential erosion issues. The owner is committed to enhancing and improving the natural environment. The existing building infrastructure is located within a small footprint with watercourse setback to watercourses over 200m distance to the south. Vegetation along the watercourses will be protected by native vegetation. Any potential minor environmental impacts are confined within a small area within the building footprint proposed dwelling is located in a grassed area while retaining all the existing remnant and regrowth Grassy Forest vegetation. The location of the proposed development is consistent with the purpose of the Farming Zone in that the environment is protected and enhanced through the retention of all existing natural vegetation which makes a positive contribution to the biodiversity of the area. Agricultural pursuits are limited to Beehives on the site due to the large area of remnant and regrowth vegetation. The existing forest vegetation allows for an excellent opportunity for honey production. Beehives is a low impact agricultural activity for the site which takes full advantage of the nectar source provided by substantial areas of Eucalypt forests.

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Diagram 1 – Site Diagram Farm Management Plan & 8ha area for the initial 200 hives.

Watercourses

Slope

Slope

Watercourses

Watercourses

Slope

Slope

Watercourses

Slope

Forest Vegetation nectar source for beehives 8 ha

Predominately cleared area with access to

Old Yarck Road

Forest Vegetation future nectar source for beehives 30 ha

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Diagram 2 – Existing Building Infrastructure and Accessibility to Old Yarck Road

Old Yarck Road

Predominately cleared area with access to

Old Yarck Road

Existing shed for hives and material

storage

Forest Vegetation nectar source for

beehives Building to be converted to a 1 bedroom dwelling to service the

honey production

Site Access

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2. Introduction Eco Vision Australia has been engaged to undertake a Farm Management Plan (FMP) for a site at 413 Old Yarck Road ‘413 Burgess Road’ Yarck. The field investigation and report have been undertaken and prepared by suitably experienced staff. Eco Vision Australia has appropriate professional indemnity insurance for this type of work. Our professional indemnity insurance certificate is available on request. The report will accompany a planning application submitted to the Murrindindi Shire Council. The shire has requested further information in correspondence dated 14 June 2019 which this FMP forms part of as the site is located within a Farming Zone. This document provides information about the site in regard to the proposed agricultural activity (honey production) on the site. environmental management, vegetation protection and weed eradication. The FMP includes the following information:

• Soil type.

• Site condition.

• Water storage, source and method of delivery.

• Areas of trees and remnant vegetation.

• Any soil damage or existing erosion.

• Availability of power and other services.

• Current and intended property access.

• Existing invasive plant and animal species.

• Intended use of the site.

• Description of existing buildings and infrastructure.

• Description of Honey production enterprise.

The 31.2 ha is predominately vegetated with forest vegetation throughout. The existing building infrastructure is located within close proximity to Old Yarck Road providing a minimal impact on the site. Existing vegetation both onsite and on surrounding properties has remained in good condition based on the field survey and Ecological Vegetation Class mapping through the DELWP Naturekit mapping tool. The site is located within the upper portions of the undissected escarpment landform element. Steep topography is prevalent and the underlying geology typically hard metamorphic rock (hornfels) limiting any traditional agricultural enterprises, however honey production is are a very complementary and minimal impact agricultural activity. The maintenance of the existing native vegetation will provide slope stability minimising any potential erosion issues. The owner is committed to enhancing and improving the natural environment through an extremely complementary agricultural activity that has minimal environmental impact.. The existing building infrastructure is located within a small footprint with watercourse setback to watercourses over 200m distance to the south. Vegetation along the watercourses will be protected by native vegetation. Any potential minor environmental impacts are confined within a small area within the building footprint proposed dwelling is located in a grassed area while retaining all the existing remnant and regrowth Grassy Forest vegetation.

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The location of the proposed development is consistent with the purpose of the Farming Zone in that the environment is protected and enhanced through the retention of all existing natural vegetation which makes a positive contribution to the biodiversity of the area. Agricultural pursuits are limited to Beehives on the site due to the large area of remnant and regrowth vegetation. The existing forest vegetation allows for an excellent complementary biodiversity opportunity for honey production. Beehives is a low impact agricultural activity for the site which takes full advantage of the nectar source provided by substantial areas of Eucalypt forests while still protecting all onsite vegetation. The property fronts Old Yarck Road along the north east boundary. Methods used to assess the site include the following:

• Desktop analysis and literature review considering existing past and present land use, topographical data and landform data.

• Site walkover and fieldwork including site photographs site survey was undertaken by Eco Vision Australia in April 2019. Rainfall data was obtained from Terip Terip Climate Station 082089.

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3. Description of the Development

Site Address: 413 Burgess Road, Yarck

Owner/Developer: Garry Coulloupas Postal Address: 413 Burgess Road, Yarck

Contact: Garry Coulloupas

Council Area: Murrindindi Shire Council

Zoning: Planning Zone – Farming Zone – Schedule (FZS), Planning Overlay – Bushfire Management Overlay (BMO). Allotment Size: 30.20ha

Allotment Shape: Irregular

Existing Use and Site of

buildings on the land:

See site plan. The site is predominately vegetated with forest vegetation surrounding the existing building especially to the immediate south and south west. To the north and east there are some cleared grassed spaces between existing sheds and buildings. There is also a small grassed area to the west.

Existing Access

Arrangements

Access to the site is via a driveway from Old Yarck Road along the eastern boundary.

Existing Vegetation

including condition and

coverage:

The existing vegetation on-site is predominately forest vegetation especially to the south and south-west with some smaller patches of grassed vegetation within other parts of the axis. Further areas across all axis are generally densely vegetated.

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4. Site Key Features

Table 2 Site Key Features

Total Property Area: 30.2ha

Cleared Areas including building area and shedding :

0.2ha maximum

Remnant and Regrowth Vegetation:

30ha

Paddock Trees: Site densely vegetated

Dams: None

Waterways: 5 (slopes to the south and west)

Landform Element:

Steep Escarpment Slopes 32-56% (Black Range Escarpment) – Site located towards the Strathbogie east undulating plateau

Site Geology: Hornfels (metamorphic) - Hard rock from heat contact with adjoining Strathbogie Granite and / or sedimentary rock depending upon location

Soil Type: Consistent with the underlying geology – hornfels typically shallow soil profiles with a mix of either hard rock or sedimentary rock. Not typically suitable for traditional agricultural activities. Yellow Brown poorly structured soils.

Soil Analysis pH: 4.5 – 5.5 P: Poor K: Poor EC: Poor Organic matter: Moderate to low in shallow A horizon Dispersibility: Moderate

Annual Rainfall 878.6mm (Terip Terip, Climate Station- No. 082089).

Bioregion Central Victorian Uplands

Site Remnant Ecological Vegetation Class (EVC)

Varied depending upon topographical position and exposure Grassy Dry Forest (EVC – 22)

Herb-rich Foothill Forest (EVC – 23)

Bioregional Conservation Status

Herb-rich Foothill Forest (EVC – 23) - Depleted Grassy Dry Forest (EVC – 22) - Depleted

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5. Proposed Site Activity

Table 3 Proposed Site Activity

Intended Site Use: The predominant site activity is to undertake honey production with the indigenous onsite forest vegetation. The benefit of honey production on this site is the nectar source provided by different species of eucalypt species on the site. This agricultural activity provides a minimal impact on the site and is therefore a complementary agricultural activity.

Farming Activity Description:

The farming activity is production of honey by placing approximately 200 hives within an approximate 8 ha area within the general vicinity of the house. The hives will be placed at a rate of 25 hives per hectare. Approximately 25kg of honey is produced per hive with a total honey production of 5,000kg. Honey production into containers will be undertaken off site. 5,000kg of honey has a potential return of approximately $75,000 (5,000 – Kg. containers) before any other costs. The season for honey production is generally from September to March. Wholesale honey sales direct to distributors are generally $5/kg with a gross income of $25,000 per kg.

Existing Infrastructure: The site contains the existing infrastructure (buildings including one subject to planning approval to be converted into a one bedroom dwelling for the agricultural enterprise) towards the northern boundary. Additional shedding will be converted to use for honey production.

Power and Services: Solar Power with Backup generator

Water (Domestic and Fire Fighting):

Tank water is proposed for the house for a minimum 10,000L supply for fire fighting purposes.

Dams (Additional Water): None

Watercourses: The site contains 5 watercourses with native vegetation along the drainage lines.

Erosion and/or soil damage

The site inspection noted that there is not any evidence of erosion and/soil damage. The dense vegetation cover is highly beneficial for soil stability.

Weeds: The site does not have weed infestation. Any localised weed species should be removed via the appropriate techniques.

Pest animals:

Pest animals were not observed. Animal scats observed consisted of kangaroo and wallaby species. Some wombat scats were observed.

Vegetation: The site contains significant areas of native vegetation from two Ecological Vegetation Classes – Herb Rich Foothill Forest and Grassy Dry Forest (specific location of vegetation community’s dependant on topographical location and aspect. Analysis of DELWP Naturekit mapping notes that the vegetation has remained virtually intact between 1750 and 2005. Strategic biodiversity scores range between 50 and 100. The site inspection noted that the habitat is intact and in good condition

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6. Discussion – Farm Management Plan It is proposed that the 30.2ha site be used for the honey production via an initial 200 beehives located within an approximate 8ha area within the upper area of the site with planned future expansion in other areas of the property. There will be approximately 25 beehives per hectare . This agricultural activity provides a minimal environmental impact within the onsite native forest vegetation. Management of the Property The owner of the site is Garry Coulloupas who is a registered Beekeeper with licence number CG49. He is kept Beehives at other locations in Victoria and has the necessary skill set to undertake honey production. Current industry knowledge is maintained, and Garry also abides by the guidelines contained within the Apiary Code of Practice (2011 – Department of Planning and Community Development. Initially it will be a one person operation and if there is an increase of hives on the site there may be some expansion and if so any appropriate permits will be applied for. Economic Outcomes of the Property Honey production on the site will occur from the initial 200 beehives placed on the site. It is difficult to ascertain honey yields in the initial stages. This can vary and is dependent upon nectar sources from the surrounding Eucalypts and flowering periods. In addition, native animal disturbances may impact on the beehives. However, some indicative gross retail revenue figures are provided below and based on industry standards. Table 4 – Honey Production

Beehives Honey* production kg per hive

Total Honey Produced

Kg.** Containers

Retail Price***

Gross Income****

200 25 5,000 5,000 $15.00 $75,000

* Average honey production over a season actual figures may alter ** Container size can vary with 0.5kg being available *** Retail figure only indicative as retail price may vary **** Gross Income approximate with costs requiring to be deducted including cost of hives/ honey harvesting/transport and production costs Wholesale price of honey is approximately $5.00/kg with a gross income of $25,000. Honey production is planned to expand with an increased number of hives dependant upon the success of the initial 200 hives with more hives placed in other forest areas as shown on diagram depicting the Farm Plan. Some onsite honey production may occur in one of the sheds if the site is successful for honey production. This will be subject to obtaining any necessary permits.

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Time Frames Initial Honey production will occur over an approximate two to three year period in order to obtain more detailed data on the quantity of honey yield. If this is successful some expansion may be undertaken. Environmental Outcome of the Proposed Land Use The production of honey on the site is extremely complementary to maintain the site environmental outcomes. All existing vegetation will be retained providing both soil stability and environmental amenity. Watercourse will be protected through the maintenance of existing vegetation. The underlying geology of the site in conjunction with the steep terrain on portions of the site provide extremely limited scope to undertake other forms of agricultural activity. Dwelling Requirement In order to produce and harvest honey especially over the honey production season the existing building to be converted into a small one bedroom dwelling is required. The site is comparatively remote and therefore the dwelling is required to complete this agricultural activity. Site Photographs

Plate 1 - View towards the east depicting forest vegetation with areas suitable for the location of the hives.

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Plate 2 - View towards the south east depicting forest vegetation with areas suitable for the location of the hives.

Plate 3 - View towards the west depicting the existing building to be converted to a proposed one bedroom dwelling

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Robert Krainz Land Management Consultant Grad Cert. Environmental Management (CSU), Ad. Dip. Land Management (Syd), Cert Hort. Landscape & Nursery (Qld)

Plate 4 - View towards the west depicting the existing building to be converted to a proposed one bedroom dwelling and existing shed for hive storage in the non-harvesting season

Plate 5 - View towards the east depicting forest vegetation with areas suitable for the location of the hives.

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7. APPENDICES

i. Proposed Site Plan &Landvic

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APPENDIX i

PROPOSED SITE PLAN, LANDVIC, GEOVIC & AERIAL PHOTO

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