Colour Schedule for Dwelling This is an example of the colour schedule for the dwelling (image does not reflect the house design). The brick colour is Canterbury from the Austral Brick Melbourne range (or similar). The roof is Colour Bond Monument (or similar). This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning process under the Planning and Environment Act 1987. This document must not be used for any purpose which may breach any copyright.
Transcript
Colour Schedule for Dwelling
This is an example of the colour schedule for the dwelling (image does not
reflect the house design).
The brick colour is Canterbury from the Austral Brick Melbourne range (or
similar).
The roof is Colour Bond Monument (or similar).
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Client : G. & K. PheonixAddress : 195 Delatite Road, Seymour, Victoria.
Span : 12 m Date : 31-May-21Eave Height : 4.2 m Computation No. : 3538/130/21Roof Pitch : 10 DegreesBay Spacing: 6 m
SUMMARY SHEETMEMBER SPECIFICATIONPURLINS Z 150 12 Purlins AT 1200 ctrs
Braces / Bay 1 Continuous SpanLap Length = 970 mm
GIRTS Z 150 12 Girts AT 1400 ctrsBraces / Bay 1 Continuous SpanLap Length = 970 mm
COLUMNS C300-30 (G300)Inner Flange Not Restrained By Fly BracingOuter Flange Restrained By Girts
RAFTERS C300-30 (G300)Inner Flange Restrained At Apex OnlyOuter Flange Restrained By Purlins
CONNECTION SPECIFICATIONFRAME CONNECTION4 No. M16 Grade 8.8/S Bolts, 12 mm Thick End Plate,12 mm Thick Backing Plate
COLUMN WEB STIFFENERS 50 mm x 5 mm Thick Web Stiffeners
MULLIONS C300-26 (G300)Inner Flange Not Restrained By Fly BracingOuter Flange Restrained By Girts
COLUMN BASE CONNECTION2 No. M16 Grade 4.6/S Hold Down Bolts Per Column, 12mm Thick Base Plate
MULLION BASE CONNECTION2 No. M16 Grade 4.6/S Hold Down Bolts Per Mullion, 12 mm Thick Base Plate
BRACING RB1 1/16mm Diameter Tensioned Rod To Roof AndWB1 1/16mm Diameter Tensioned Rod To Walls
FOOTINGSF1 600 mm Diameter Or Square x 1200mm Deep Pad Footing
With Concrete FloorF2 600 mm Diameter Or Square x 600mm Deep Pad Footing
With Concrete Floor
DOWNPIPE AND GUTTER DESIGNRainfall Intensity I20 = 120mm2/hrGutter Dimension 75mm Deep x 135mm WideMinimum Down Pipe Dimensions =75mm x 100mmMaximum Spacing For Down Pipe =12.205m
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WIND LOAD CALCULATIONClient : G. & K. PheonixAddress : 195 Delatite Road, Seymour, Victoria.
Date : 31-May-21Span : 12.0 m Sheeting: 0.05 kPaEave Height : 4.2 m Insulation : 0.01 kPaRoof Pitch : 10 Degrees Purlins : 0.06 kPaBay Spacing : 6 m Services : 0.01 kPa
LOAD CASES Load case 1 Dead Load 0.905 kN/mLoad case 2 Live Load 1.500 kN/mLoad case 3 Side Wind 1 - SwayLoad case 4 Side Wind 2 - SwayLoad case 5 End Wind - First Internal Bay
LOAD COMBINATIONLoad case 6 1.2 Dead Load + 1.5 Live LoadLoad case 7 0.9 Dead Load + Side Wind 1 - SwayLoad case 8 0.9 Dead Load + Side Wind 2 - SwayLoad case 9 0.9 Dead Load + End Wind - First Internal Bay
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SPACE GASS 14.00 - STRUCTURE BY DESIGN PTY LTDPath: Z:\Documents\Jobs\3538 -...\G & K Phoenix - Cat 2.0 - 7b\G & K PheonixDesigner: Date: Saturday, May 29, 2021 11:01 AM, Page: 1 Filter: No filter
_________________________________________________________________________________________________________________Approved by the Victorian Building Authority Page 1 of 2
Building Act 1993
Section 238(1)(a)
Building Regulations 2018
Regulation 126
CERTIFICATE OF COMPLIANCE FOR PROPOSED BUILDING WORK
This certificate is issued to : To Be Advised
Postal Address : Postcode :
Email :
This certificate is issued in relation to the proposed building work at:
Version of BCA applicable to certificate : BCA 2019
Building Classification
Part of building ‐ Shed, BCA Classification : 7b
Prescribed class of building work for which this certificate is issued:
Design or part of the design of building work relating to ‐ Structural matter
Documents setting out the design that is certified by this certificate
Document No.
Document date Type of document (e.g. drawings, computations, specifications, calculations etc.)
Number of pages Prepared by
R/130/21 05/05/2021
Drawings Sheets 1‐2 Telford’s Building Systems P/L
3538/130/21 31/05/2021
Computations Pages 1‐6 Structure by Design P/L
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_________________________________________________________________________________________________________________Approved by the Victorian Building Authority Page 2 of 2
Performance Solution
A performance solution does not form part of the design certified by this certificate.
The design certified by this certificate complies with the following provisions of Building Act 1993,
Building Regulations 2018 or National Construction Code
Act, Regulation or NCC Section, Regulation, Part, Performance Requirement or other provision
General Effluent Effluent Quality Effluent Quantity Load Balancing Application Rates and Irrigation Areas Hydraulic Loading Nutrient Loading Design Loading General Requirements Subsurface Distribution System Ground Preparation and Excavation Pump System and Pipe works Sequential Zoned Irrigation Inspections and Monitoring Soil Renovation AWTS and Sand Filter
8 8 8 8 8 8 8 8 8 8 9 9 9 9 9 9 9
2.3 RESERVE AREA 10 2.4 SITE DRAINAGE 10 2.5 BUFFER DISTANCES 10 2.6 SUMMARY OF RECOMMENDATIONS 10
DRAWING 1
DRAWING 2
DRAWING 3
APPENDIX A
Results of Permeability Testing
APPENDIX B Water Balance and Rainfall data
APPENDIX C
Land Capability Rating Tables
APPENDIX D Management Plan
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(ii)
ASSESSOR’S ACADEMIC & PROFESSIONAL QUALIFICATIONS
Paul Williams is the Director and principal earth scientist at Paul Williams & Associates Pty Ltd. He has a Bachelors Degree in Applied Science (Geology and Land Use) (awarded in 1978) and has since specialised in vadose zone hydrology, soil science and engineering geology. He is a member of the Foundation and Footings Society (Vic) Inc. and is a Registered Building Practitioner (EC1486) All fieldwork and analyses are undertaken by, or directly supervised by Paul Williams.
ASSESSOR’S PROFESSIONAL INDEMNITY INSURANCE
Policy Number: NPP‐13384 Period of Cover: 14/2/2020 – 14/2/2021 Geographical Coverage: Worldwide (excluding U.S.A.) Retro‐active Date: Unlimited Limit of Indemnity: $4,000,000 Underwriting Company: Certain Underwriters at Lloyd’s
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In regard to surface flows, it is clear that provided the on‐site system is adequately designed, constructed, operated and maintained, the risk to surface and ground waters is no greater than for a sewered development. The results of the land capability assessment and risk analysis indicate that primary effluent and trench systems are not appropriate for this site. Where risk is defined as the product of consequences and frequency, the risk can be reduced to negligible levels if effluent is treated to a secondary level and disposed via pressure compensated subsurface irrigation, as described in Section 2 of the land capability assessment. The LCA recommends a conservative, scientifically based, well founded wastewater management system with inherent multiple barriers of safety. Cumulative risk from the development is extremely low. The risk of serious or irreversible damage is extremely low. All requirements of SEPP (Waters of Victoria) can be met.
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Paul Williams & Associates Pty. Ltd. ABN 80 006 412 862
CONSULTANTS IN THE EARTH SCIENCES
P. O. Box 277, Sunbury, Victoria, 3429 2 Argyle Place, Sunbury, Victoria, 3429
LAND CAPABILITY ASSESSMENT LAND USE MAPPING TERRAIN MODELLING HYDROGEOLOGY GEOLOGY HYDROLOGY SOIL SCIENCE LAND‐SOIL RISK ASSESSMENT
A130905 REVISION 3 – JANUARY 2021
LAND CAPABILITY ASSESSMENT FOR
ON‐SITE WASTEWATER MANAGEMENT AT
195 DELATITE ROAD, SEYMOUR
SECTION 1. SITE INVESTIGATION 1.1 INTRODUCTION On instruction from the land owner, an investigation was undertaken to assess land capability for on‐site effluent disposal at 195 Delatite Road, Seymour. The site of 1.26 hectares is in the Farming zone and is not in a Special Water Supply Catchment. The site is not sewered. For design purposes, mains water (equivalent) is assumed. It is proposed to construct a 5‐bedroom dwelling, as shown in Drawing 2. The assessment has been made in the context of prioritising public and environmental health with a design compromise between rational wastewater reuse and sustainable wastewater disposal. 1.2 INVESTIGATION METHOD The site investigation was carried out in accordance with SEPPs (Waters of Victoria) and related documents. This report is in accordance with current SEPPs (Waters of Victoria), Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016. Guidance has been sought from Approaches for Risk Analysis of Development with On‐site Wastewater Disposal in Open, Potable Water Catchments, Dr Robert Edis, April 2014, AS/NZS 1547:2012, Guidelines for Wastewater Irrigation, E.P.A. Publication 168, April 1991, Wastewater Subsurface Drip Distribution, Tennessee Valley Authority, March, 2004, AS 2223, AS 1726, AS 1289, AS 2870 and Australian Laboratory Handbook of Soil and Water Chemical Methods. Our capability assessment involved the mapping of unique land‐soil unit(s) which were defined in terms of significant attributes including; climate, slope, aspect, vegetation, soil profile characteristics (including colloid stability, soil reaction trend and electrical conductivity), depth to rock, proximity to surface waters and escarpments, transient soil moisture characteristics and hydraulic conductivity. Exploratory boreholes were push‐tube sampled and hand augered. The soil profile was logged and representative soil samples were taken for laboratory testing. Water and nutrient balance analyses were based on the mean monthly rainfall data for Seymour Shire Depot and mean evaporation data for Tatura and were undertaken in accordance with Guidelines for Wastewater Irrigation, E.P.A. Publication 168, April 1991 (Part), AS/NZS 1547:2012 and in‐house methods. The results of the water and nutrient balance analyses are given in Appendix B, to this report. The results of the investigation and in situ and laboratory testing are given in Section 1.3, below, and in Appendix A, to this report.
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1.3 CAPABILITY ASSESSMENT We have used the attributes determined by the investigation to define one (1) land‐soil unit, as follows:‐ 1.3.1 Land‐Soil Unit A. This land‐soil unit consists of a gently sloping upper alluvial terrace, as shown in Drawing One and Figure 1. The salient land‐soil attributes and constraints are summarised in Appendix C. 1.3.1.1 Climate. The general area receives a mean annual rainfall of 599mm, a 9th decile annual rainfall of 765mm and a mean annual evaporation of 1387mm. Mean evaporation exceeds the adjusted 9th decile rainfall in September through April. Rainfall and evaporation data are presented in Appendix B, to this report. 1.3.1.2 Slope and Aspect. The land‐soil unit consists of gently sloping terrain with grades of 1% to 1.5%, as shown in Drawing One. The unit is exposed to the prevailing winds and is subject to partial shade from nearby trees, as shown in Drawing One and Figure 1. 1.3.1.3 Vegetation and Land Use. The unit is densely vegetated with pasture grasses, with nearby mature Eucalyptus species, as shown in Drawing 2 and Figure 1. The site is currently used for grazing purposes. For use in the water and nutrient balance we have used water and nitrogen uptake estimates representative of dense grass equivalent to a rye/clover eq. mix under conditions of partial shade, as shown in Appendix B. 1.3.1.4. Slope Stability. For the encountered subsurface conditions, slope degree and geometry and for the proposed range of hydraulic loadings, the stability of the natural ground slopes are unlikely to be compromised. 1.3.1.5 Subsurface Profile. The following interpretation of the general subsurface profile assumes conditions similar to those encountered in the boreholes are typical of the land‐soil unit. Note: If subsurface conditions substantially different from those encountered in the investigation are encountered during effluent distribution system excavations, all work shall cease, and this office notified immediately. The unit is underlain by alluvial materials of Quaternary Age. The general subsurface profile consists of:‐
A topsoil (A1‐horizon) layer of grey‐brown, moist, medium dense silt with some sand (silt loam), with a soil reaction trend of 6.1 pH and electrical conductivity of 1.12 dS/m, containing a root mass and root zone, to a depth of 0.1m, overlying,
A topsoil (A2‐horizon) layer of light grey, leached, moist, medium dense sandy silt (silt loam), with a soil reaction trend of 6.3 pH and electrical conductivity of 1.21 dS/m, to a depth of 0.2m, overlying,
An alluvial soil (B1‐horizon) layer of orange‐brown, moist to wet, poorly to moderately well‐structured and stiff silty
clay of low plasticity (light clay), with a soil reaction trend of 7.2 pH, electrical conductivity of 1.35 dS/m and free
swella of 50%, to a depth of 0.5m, grading into, An alluvial soil (B2‐horizon) layer of light brown, moist and moist to wet, poorly to moderately well‐structured and
stiff silty clay of low plasticity (light clay), with a soil reaction trend of 7.5 to 8.0 pH, electrical conductivity of 1.93 to 2.75 dS/m and free swell of 40%, to a depth of at least 1.8m.
a After Holtz (measures swell potential of fraction passing 450-micron sieve)
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1.3.1.6 Soil Permeability. The in‐situ permeability tests were attempted on 10th September 2013. Seasonally occurring free water in the limiting clays prevented the acquisition of sufficient hydraulic data for determination of the geometric mean of saturated hydraulic conductivity. A conservative estimate of permeability has been deduced as follows (see Code 3.6.1):‐ Profile analysis in accordance with AS/NZS 1547:2012 and our laboratory determined swell potential shows the clay B‐horizon soils to be generally poorly structured light clays with saturated hydraulic conductivities in the range of less than 0.06m/day. Constant head permeameter testing from similar formations (e.g., Kilmore, Bailieston) has realised B‐horizon hydraulic conductivity ranging from 0.006m/day to 0.10m/day. The soils are dispersive. For the limiting poorly‐structured, dispersive B‐horizon clay soils (and assuming renovation by gypsum application), we have adopted an estimated saturated hydraulic conductivity of 0.04m/day. Deep seepage is conservatively estimated at 3.5mm/day. 1.3.1.7 Basement Rock Permeability. From the literature and from examination of sediments and rock profiles and rock mass defect character in the vicinity, the hydraulic conductivity of the basement sediments and rocks would be in excess of 0.2m/day (adopt 1m/day for buffer design). 1.3.1.8 Colloid Stability. The results of the Emerson Crumb Tests, Dispersion Index tests and observations of discolouration of water in the boreholes suggest that the alluvial materials are dispersive. Free swell tests indicate that the alluvial clays have a low shrink‐swell potential. The electrical conductivity was determined for the A and B horizons using a 1:5 soil/water extract and converted to EC (saturation extract). The determined electrical conductivity (ECse) ranged from 1.12 to 2.75dS/m. Assuming design, construction, operation and maintenance of the on‐site effluent systems are in accordance with the recommendations contained in this report, we can conclude that there is a low salting potential but low colloid stability. Soil reaction trend ranged from 6.1 pH to 8.0 pH for the topsoil and alluvial materials. 1.3.1.9 AS1547:2012 Soil Classification. In accordance with AS/NZS1547:2012 the alluvial materials can be classified as Type 6 soils (light clay requiring renovation). After allocating proportional vertical and lateral flows and allowing for the potential for perched water mounding, we
have adopted a water balance seepage rateb of 4 mm for 20/30 standard effluent. The theoretical average daily seepage rate is 1.7mm. 1.3.1.10 Surface Drainage. The site drains to the north, north‐west and west to surface waters, as shown in Drawing One. The nearest surface waters are a man‐made diversion drain, located at least 60m from the proposed effluent areas. This drain is to be relocated to be at least 100m from the effluent areas – see Keith Altmann & Associates development plan.
b The water balance seepage loss rate is based on being <10% of the measured/estimated hydraulic conductivity (of the limiting horizon) plus a lateral flow component, effluent type and the effects of irrigation with saline effluent and soil characteristics including profile thickness (flow paths and storage), shrink-swell, dispersivity, soil reaction trend and renovation.
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1.3.1.11 Groundwater. Slight seepage was encountered in the upper alluvial clays. This seepage represents seasonal perched water associated with recent heavy and prolonged rainfall. Subsurface flow direction can be expected to generally reflect surface flow direction. The Victorian groundwater data base Warehouse database indicates no groundwater within 5 metres of the surface. Regionally the groundwater is contained in alluvial and metasedimentary materials and is of low yield and moderate quality (1000 ‐ 3000 mg/litre TDS) with beneficial use including most stock. 1.3.1.12 Nutrient Attenuation. Clayey soils (as found on this site) can fix large amounts of phosphorous. Phosphate‐rich effluent seeping through these soils will lose most of the phosphorous within a few metres. The limiting nutrient for this site is nitrogen. No phosphorous balance is required. Nitrogen, contained in organic compounds and ammonia, forms nitrate‐N and small amounts of nitrite‐N when processed in an aerated treatment plant. Several processes affect nitrogen levels within soil after irrigation. Alternate periods of wetting and drying with the presence of organic matter promotes reduction to nitrogen gas (denitrification). Plant roots absorb nitrates at varying rates depending on the plant species (see Appendix B), however nitrate is highly mobile, readily leached, and can enter groundwater via deep seepage and surface waters via overland flow and near‐surface lateral flow. Based on the water and nutrient balance (see Appendix B), and assuming 30mg/litre N in the effluent (general case) and 20mg/litre N, a denitrification rate of 20%, with N uptake of 220 kg/ha/year for the existing grasses (and assuming an appropriate grass cover equivalent to a rye/clover/fescue mix is developed and harvested) and sequential zoned dosing of the irrigation area, a conservative estimate can be made of the nitrogen content in the deep seepage and lateral flow. For the general case, and without taking into account further expected denitrification below the rootzone and in the groundwater (reported to be in the vicinity of 80%), denitrification in the lateral flow (external to the irrigation areas but within the curtilage of the allotment) and plant uptake in the lateral flow, the irrigation area would need to be 360m2 for 900 litres/day of effluent for complete attenuation. The hydraulic component of the water and nutrient balance has shown that an irrigation area of 600m2 would be required to limit surface rainwater flows to episodic rain events. For a typical 6‐person residence (5‐bedroom residence) and to satisfactorily attenuate nitrogen on‐site and to accommodate the design hydraulic loading, the irrigation area should be at least 500m2 with an application rate of 1.8mm/day. On‐site effluent disposal systems designed, constructed, operated and maintained in accordance with the recommendations given in Section 2, below, cannot adversely impact on the beneficial use of waters in the area. 1.4 RISK MANAGEMENT & MITIGATION
SEPP (Waters of Victoria) requires that the proposal be assessed on a risk‐weighted basis and cumulative effectsc be considered. A multiple risk reduction approach is used in assessing this development, with components listed below: 1.4.1 Water Usage. With respect to daily effluent production, the systems are overdesigned. Current best practice allows for a (continuous) daily effluent flow of 900 litres as per Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016. 1.4.2 Secondary Treatment. The LCA recommends AWTS and sand filters. These systems generate a much higher quality of effluent than septic systems.
c We would contend that there can be no significant cumulative effect if the provisions of SEPP (Waters of Victoria) are met (i.e., all wastes contained onsite).
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1.4.3 Large Block Size. Many under‐performing effluent fields are placed on blocks where area is limited. Limited area can lead to inadequately sized or inappropriately placed effluent fields and a lack of options should the daily effluent volumes increase. For the subject site, size is not a constraining factor. 1.4.4 Management Plan. Historically, inadequate maintenance has played a major part in the failure of onsite effluent disposal systems. There is a management plan within the LCA (see Appendix D). This plan gives guidance on the implementation of mandatory operation, maintenance and inspection procedures. 1.4.5 Sizing of Treatment Systems. No specific proprietary treatment plant is recommended, however treatment plants or sand filter/AWTS must have current JAS/NZS accreditation, which match effluent volumes with plant capacity. 1.4.6 Load Balancing. The development will generate large and intermittent waste flows. Hence, load‐balancing is an integral and essential component of the wastewater treatment system. Load balancing enables short‐term storage and sustainable flows to the distribution area over extended time. The load balancing facility also provides temporary storage should the plant fail or if there is a power outage – see Section 2.2.2.2, below. 1.4.7 Zoned Dosing. The LCA stipulates that the effluent area is (automatically) irrigated sequentially by time to promote the creation of transient aerobic and anaerobic soil conditions. The effluent field is sized conservatively for nitrogen attenuation, using pasture grass (rye/clover eq mix), which has a nitrogen uptake of 220 kg/ha/year. Zoned dosing will increase the efficiency of the field for removing nitrogen from the soil. Undersized effluent fields are at risk of becoming anaerobic for long periods, with the risk of microbial build‐up. This leads to secretion of microbial polysaccharides, which coat soil particles and restrict the ability of the soil to adsorb nutrients and attenuate pathogens. Polysaccharides can also coat the interior of pipes and block drainage holes if drainage is slow due to the field being overloaded with effluent. This can lead to effluent surcharge from the ends of the drainage pipes, forming preferential flow paths through overlying soil and draining overland to nearby surface waters. The alternating aerobic and anaerobic conditions created by zoned dosing prevent the build‐up of microbial polysaccharides, and ensures efficient renovation of effluent. 1.4.8 Pressure Compensated Subsurface Disposal. Conservatively sized irrigation areas with pressure compensated subsurface disposal and zoned dosing deliver effluent directly into the soil. Under saturated conditions, water flow is downwards in the direction of maximum hydraulic gradient. For a surface flow containing effluent to occur, the effluent would have to rise, against gravity, through at least 150mm of soil. Under unsaturated conditions, water flow is multi‐directional due to capillary forces and matrix suction. The atmosphere provides a capillary break with capillary forces and matrix suction reducing to zero at the air/soil interface. Gravitational forces outweigh the capillary forces and matrix suction long before the surface is reached. Hence, any surface flow from the effluent area cannot contain any effluent, regardless of the intensity and duration of rain events. Surface flow can only consist of rainfall in excess of soil storage capacity and hydraulic conductivity. Note: For a pressure compensated distribution network to function properly, lines must be placed parallel to contours and/or horizontal for even effluent distribution. This requirement, alone, requires a high level of quality assurance at the design and construction phases. 1.4.9 Oversized Effluent Areas. Design effluent areas are oversized and are based on conservative estimates of renovation and complete attenuation of nitrogen. The deep seepage rate is lower than the hydraulic conductivity of the limiting layer (<10%). 1.4.10 Reserve Areas. Although reserve areas are not required for subsurface irrigation (Code of Practice, 2016), they have been stipulated in the recommendations and constitute an additional barrier of safety. The reserve area is a spare effluent field, which is left undeveloped, but can be commissioned in the case of contingencies through the chain of ownership.
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1.4.11 Buffer Distances. Buffer distances are set out in the Code of Practice to allow for attenuation of pathogens and nutrients, should an effluent surcharge occur, either overland or subsurface. All land application areas are located at least 60m from non‐potable surface waters (spring). The time taken for groundwater to reach the nearest surface waters can be estimated by using the Darcy equation (which states that velocity is the product of the hydraulic conductivity and the hydraulic gradient). From the literature, the regional gradient is about 0.005. Flow times can be estimated for groundwater to flow the 60m (minimum) to the nearest surface waters at this site.
For a conservative basement hydraulic conductivity of 1m/dayd with a hydraulic gradient of 0.001, the time taken for groundwater to flow a distance of 60m is over 160 years. For perched groundwater flows in the topsoil materials (hydraulic conductivity of 0.6m/day) and a hydraulic gradient equivalent to the maximum ground slope (up to 2%), the time taken for perched groundwater to flow a distance of 60m is over 100 years and assumes no evapotranspiration during this time. For a surface effluent discharge on a 2% slope and for the prevailing soil hydraulic characteristics, the estimated
maximum travel distance of effluent before reabsorption is about 1me. 1.4.12 System Failure. A properly designed and constructed onsite effluent system consisting of the treatment plant and the irrigation area can suffer degrees of failure. Failure can take the form of mechanical (plant), accidental (toilet blockages, damaged irrigation lines, high BOD influent), operational (power outage, overloading) and maintenance (failure to check filters, failure to participate in maintenance programme). 1.4.12.1 Mechanical Breakdown. Mechanical plant breakdown typically involves compressor and pump malfunction causing no aeration and high‐water levels, respectively. Both of these situations are alarmed (both audible and visual). The proposed plants will benefit from a service contract providing 24‐hour repair cycles. If the alarms were ignored (or malfunctioned) and the household continued to produce waste until the load balancing tank and plant capacities were exceeded (at least 3 days), a mixture of septic and raw effluent would back up to the interior of the units and/or surcharge through the plant hatches. It is difficult to imagine how this outcome could be allowed to manifest. In addition, a plant malfunction with the residents absent could not cause an effluent surcharge because no influent would be produced during this period. 1.4.12.2 Accidents. Toilet blockages and accidentally damaged irrigation lines could allow localised surface surcharge of treated effluent. This is why minimum buffers to surface waters have been maintained. High BOD influent (e.g., dairy or orange juice) can realise a lesser quality than 20/30 standard for some weeks. Provided the high BOD influent is not continuous, the soils will continue to satisfactorily renovate the effluent. 1.4.12.3 Operational Breakdown. Operational failures including power outages and transient hydraulic overloading are accommodated by the load balancing facility, as described in Section 1.4.6, above. 1.4.12.4 Maintenance Breakdown. Maintenance breakdowns such as failure to clean line filters can lead to expensive pump repairs and in extreme cases leakage (of 20/30 standard effluent) from the outlet pipe. This leakage would occur in proximity to the dwelling and would be noticed and acted on. Refusal to participate in the management programme would be acted on by the responsible authority within one maintenance cycle. AWTS and pumped systems have mechanical components which can malfunction and will age. The management plan including the maintenance and monitoring programmes are essential to ensure safe onsite effluent disposal. A prepaid maintenance, monitoring and reporting programme involving a certified and insured entity (i.e., external audit) would ensure safe onsite effluent disposal and reduce the responsible authority’s burden of responsibility.
d This is a conservatively high figure to demonstrate maximum possible flow rates. A conservatively low figure was used for calculation of effluent application rates (see recommendations) to demonstrate irrigation sustainability. e Source: Approaches for Risk Analysis of Development with On‐site Wastewater Disposal in Open, Potable Water Catchments (Dr Robert Edis April 2014).
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1.4.13 Risk Summary. With regard to density of development and cumulative risk the assessment has considered risk associated with subsurface flows and surface flows. In regard to subsurface flows, it is clear that provided the on‐site system is adequately designed, constructed, operated and maintained (see items 1.4.1 through 1.4.12.4), the risk to surface and ground waters is negligible. Once the effluent is placed underground, the extraordinary long travel times via ground water to surface waters ensures adequate nutrient attenuation. In regard to surface flows, it is clear that provided the on‐site system is adequately designed, constructed, operated and maintained (see items 1.4.1 through 1.4.12.4), the risk to surface and ground waters is no greater than for a sewered development. Indeed, it could be considered that the risk is less than for a sewered development because there can be no mains failure (because there is no mains). The LCA recommends a conservative, scientifically based, well founded wastewater management system with inherent multiple barriers of safety. Cumulative risk from the development is also extremely low. The risk of serious or irreversible damage is extremely low. All requirements of SEPP (Waters of Victoria) have been met.
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Figure 1: Land‐soil unit A (proposed land application area) viewed from east to west.
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SECTION 2. RECOMMENDATIONS 2.1 APPLICATION The following recommendations are based on the results of our assessment, and are made in accordance with SEPPs (Waters of Victoria), the Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, AS 1726, and AS/NZS 1547:2012. They are based on the mean saturated hydraulic conductivity of the limiting clayey materials and are designed to demonstrate the viability of on‐site effluent disposal for a 5‐bedroom residence and a daily effluent production of up to 900 litres and are considered to be conservative. 2.2 SUBSURFACE IRRIGATION 2.2.1 General. Based on the results of the water balance analysis and considering the prevailing surficial and
subsurface conditions including soil profile thicknessf and slope and on condition that adequate site drainage is provided (as described in Section 2.4, below), on‐site irrigation systems are appropriate for effluent disposal for land‐soil unit A. 2.2.2 Effluent. Effluent will be generated from a residence and will include black and grey water (all wastes). 2.2.2.1 Effluent Quality. Effluent shall be treated by AWTS or sand filter to a standard that meets or exceeds the water quality requirements of the 20/30 standard for BOD/SS. 2.2.2.2 Effluent Quantity. The daily effluent volume of 900 litres has been calculated from Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, Table 4 and assumes mains water (equivalent) and WELS‐rated water‐reduction fixtures and fittings – minimum 4 Stars for dual‐flush toilets, aerator taps, flow/pressure control valves and minimum 3 Stars for all appliances.
2.2.2.3 Load Balancing. Transient hydraulic loads in excess of the expected daily load may occur. In addition, and in the case of power outages and/or mechanical breakdown, the load balancing tank/function can act as a temporary storage. We recommend that the effluent treatment system be fitted with a load balancing facility or equivalent function to allow transient high hydraulic loads to be retained and distributed to the irrigation area during periods of low load. 2.2.3 Application Rates and Irrigation Areas. An irrigation area and application rate has been determined from the results of the water and nutrient balance analyses and AS/NZS 1547:2012, Appendix M. 2.2.3.1 Hydraulic Loading. To satisfy the requirement for no surface discharge in the mean wet year, effluent shall be applied at an application rate not exceeding 1.8mm/day. 2.2.3.2 Nutrient Loading. The requirements of SEPPs (Waters of Victoria) would be satisfied with effluent applied at an application rate not exceeding 2.5mm/day. 2.2.3.3 Design Loading. To satisfy the requirement for no surface discharge in the mean wet year and on‐site attenuation of nutrients, the effluent shall be applied at a rate not exceeding 1.8mm/day. 2.2.4 General Requirements. For subsurface irrigation, it is assumed that the design, construction, operation and maintenance are carried out in accordance with AS/NZS1547:2012 and a “system specific” JAS/ANZ accreditation, as appropriate. The irrigation area is to be a dedicated area. To prevent stock and vehicular movements over the area, the effluent area shall be “fenced”.
f Minimum 1400mm required for evapotranspiration‐absorption trenches.
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2.2.5 Subsurface Distribution System. A distribution network design similar to that shown in AS/NZS1547:2012, Figure M1 is appropriate. 2.2.5.1 Ground Preparation and Excavations. Preparation of the ground is to include the redistribution of topsoil to form a free draining, smooth surface. Pipe excavations shall only be undertaken in drier periods when soil moisture contents are relatively low and when heavy rainfall and storms are not normally expected (see also, Section 2.2.8, below). 2.2.5.2 Pump System and Pipe works. Uniform delivery pressure of the effluent throughout the distribution system is essential. Percolation or drip rates shall not vary by more than 10% from the design rate over the whole of the system (i.e., pressure compensated). The distribution pipes shall be placed coincident with slope contours. The dripper system is to provide an effective even distribution of effluent over the whole of the design area. Line spacing shall be no closer than 1000mm. 2.2.6 Sequential Zoned Irrigation. The efficiency of irrigation effluent disposal systems can be highly variable. We recommend that as part of the daily irrigation process, the effluent area be irrigated sequentially by zones or time to promote the creation of transient aerobic and anaerobic soil conditions. The inspection regime described in Section 2.2.7, below, is to be strictly adhered to. 2.2.7 Inspections and Monitoring. We recommend that the mandatory testing and reporting as described in the Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, include an annual (post spring) report on the functioning and integrity of the distribution system and on the functioning and integrity of the cut‐off drains and outfall areas. It is expected that the frequency of inspections and monitoring will intensify as systems age. 2.2.8 Soil Renovation. To improve the subsoil permeability and to maintain stable soil peds, the exchangeable Calcium needs to be increased while the exchangeable Sodium, Magnesium and Hydrogen need to be decreased. To achieve a suitable cation balance, gypsum needs to be added to the soil. Application rates are related to water (irrigation and mean rainfall) available to dissolve the gypsum. The water required to dissolve 1 kilogram of gypsum is about 400 litres. In this instance, where irrigation water is expected to be continuous, available water is sourced from mean rainfall plus irrigation water. A suitable amelioration technique is to initially broadcast gypsum over the irrigation area at a rate of 1.0kg/m2, followed by ripping (to at least 600mm depth). After smoothing of the surface by redistribution of topsoil the irrigation network can be constructed. After one month gypsum is to be broadcast over the irrigation area at a rate of 0.25kg/m2, followed 0.25kg/m2 after 2 months. Gypsum should be re‐applied by broadcasting at the rate of 0.25kg/m2 every 3 years. Gypsum is to be fine ground “Grade 1” agricultural quality. 2.2.9 AWTS and Sand Filter. It is assumed that the design, construction, operation and maintenance of all treatment elements are carried out in accordance with AS/NZS1547:2012 and a current JAS‐ANZ accreditation. The AWTS or sand filter are to be sized to successfully treat a daily hydraulic load of 900 litres and a nutrient load of either 360 grams BOD.
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The sand filter shall have a minimum plan area of 18m2 with the sand media complying to the Code Appendix G. The sand media must have less than 5% fines, effective size (D10) between 0.25 and 0.60mm and uniformity coefficient (D60/D10) less than 4mm. For filter material, proof of grading, effective size and uniformity coefficient must be provided by the supplier. 2.3 RESERVE AREA The expected design life of fifteen years may vary due to construction and maintenance vagaries and possible effluent volume increases through the chain of ownership. There is sufficient available area on the allotment for duplication of the effluent area. 2.4 SITE DRAINAGE. Our recommendations for on‐site effluent disposal have allowed for incident rainfall only and are conditional on the installation of a cut‐off drain, which shall be placed upslope of the disposal area. Care shall be taken to ensure that the intercepted and diverted surface waters are discharged well away and down slope of the disposal field. Locations of the cut‐off drains and a drain detail are shown in Drawings 2 and 3. The owner shall also ensure that any upslope site works do not divert and/or concentrate surface water flows onto the disposal area. 2.5 BUFFER DISTANCES The water balance analysis has shown that potential surface (rain water) flows from the effluent area would be restricted to episodic events. The estimated hydraulic properties of the upper soil materials and hydraulic gradient have been used to evaluate (via Darcy’s Law) the buffer distances with respect to subsurface flows. Our analysis and evaluation have shown that the default setback distances given in Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, Table 5 and Approaches for Risk Analysis of Development with On‐site Wastewater Disposal in Open, Potable Water Catchments, Dr Robert Edis, April 2014 are conservative and can be applied without amendment. 2.6 SUMMARY OF RECOMMENDATIONS Our capability assessment has shown that at least one rational and sustainable on‐site effluent disposal method (20/30 standard subsurface irrigation) is appropriate for the proposed development, subject to specific design criteria, described above. A management plan is presented in Appendix D, to this report.
Paul R. WILLIAMS B.App.Sc. PRINCIPAL HYDROGEOLOGIST Building Practitioner No. EC‐1486
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APPENDICES
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APPENDIX A1 SOIL PERMEABILITY
Where the soils are dispersive insitu permeability testing realises inaccurate, low or nil results. The hydraulic conductivity can be estimated by using test waters containing calcium chloride and/or by laboratory assessment of colloid stability and determination of ameliorant quantities (e.g., gypsum/lime requirement) and swell potential. A conservative estimate of permeability has been deduced as follows (see Code 3.6.1):‐ Profile analysis in accordance with AS/NZS 1547:2012 and our laboratory determined dispersion and swell potential shows the residual clay soils to be dispersive medium clays (Type 6 soils) with saturated hydraulic conductivity less than 0.06m/day. Similar dispersive soils have responded positively (with sufficiently improved hydraulic capability) following applications of gypsum. For the limiting poorly‐structured clay soils and assuming renovation by gypsum application we have adopted an estimated and conservative design saturated hydraulic conductivity of 0.035m/day. Peak deep seepage is conservatively estimated at 3.5mm/day (<10% ksat). From the literature and from examination of exposures in the vicinity, the hydraulic conductivity of the basement rocks would be in excess of 0.05m/day (adopt 1m/day for buffer design).
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APPENDIX B
Paul Williams & Associates Pty Ltd A130905 R3
WATER/NITROGEN BALANCE (20/30 irrigation): With no wet month storage.Rainfall Station: Seymour Shire Depot/ Evaporation Station: Tatura
Location: SeymourDate: January, 2021Client: Greg and Kate PhoenixITEM UNIT # JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC YEARDays in month: D 31 28 31 30 31 30 31 31 30 31 30 31 365Evaporation (Mean) mm A 223 185 146 84 47 30 31 50 78 124 165 214 1387Rainfall (mean) mm B1 35 34 40 44 56 65 61 63 57 54 47 39 599Effective rainfall mm B2 33 32 38 42 53 62 58 60 54 51 44 37 566Peak seepage Loss1 mm B3 109 98 109 105 109 105 109 109 105 109 105 109 1278Evapotranspiration(IXA) mm C1 89 74 58 34 19 12 12 20 31 50 66 86 551Waste Loading(C1+B3-B2) mm C2 165 140 129 96 74 55 63 68 82 107 127 157 1263Net evaporation from lagoons L NL 0 0 0 0 0 0 0 0 0 0 0 0 0(10(0.8A-B1xlagoon area(ha)))Volume of Wastewater L E 27900 25200 27900 27000 27900 27000 27900 27900 27000 27900 27000 27900 328500Total Irrigation Water(E-NL)/G mm F 56 50 56 54 56 54 56 56 54 56 54 56 657Irrigation Area(E/C2)annual. m2 G 500
Surcharge mm H -109 -89 -73 -42 -19 -1 -7 -12 -28 -51 -73 -101 0Actual seepage loss mm J -1 9 36 63 90 104 101 96 77 58 32 7 672
Direct Crop Coefficient: I 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 Shade:Rainfall Retained: 95 % K 1. Seepage loss (peak) equals deep seepage plus lateral flow: 3.5mm (<10% ksat after renovation)Lagoon Area: 0 ha L CROP FACTORWastewater(Irrigation): 900 L M 0.7 0.7 0.7 0.6 0.5 0.45 0.4 0.45 0.55 0.65 0.7 0.7 Pasture:Seepage Loss (Peak): 3.5 mm N 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 Shade:Irrig'n Area(No storage): 500 m2 P2 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 Fescue:Application Rate: 1.8 mm Q 1 1 1 1 1 1 1 1 1 1 1 1 WoodlotNitrogen in Effluent: 30 mg/L R NITROGEN UPTAKE:
Denitrification Rate: 20 % S Species: Kg/ha.yr pH Species: Kg/ha.yr pH Species: Kg/ha.yr pHPlant Uptake: 220 kg/ha/y T Ryegrass 200 5.6-8.5 Bent grass 170 5.6-6.9 Grapes 200 6.1-7.9Average daily seepage loss: 1.8 U Eucalyptus 90 5.6-6.9 Couch grass 280 6.1-6.9 Lemons 90 6.1-6.9Annual N load: 7.88 kg/yr V Lucerne 220 6.1-7.9 Clover 180 6.1-6.9 C cunn'a 220 6.1-7.9Area for N uptake: 358 m2 W Tall fescue 150-320 6.1-6.9 Buffalo (soft) 150-320 5.5-7.5 P radiata 150 5.6-6.9Application Rate: 2.5 mm X Rye/clover 220 Sorghum 90 5.6-6.9 Poplars 115 5.6-8.5
PART 2
RAINFALL DATA
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APPENDIX D
MANAGEMENT PLAN
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Paul Williams & Associates Pty. Ltd. ABN 80 006 412 862
CONSULTANTS IN THE EARTH SCIENCES
P. O. Box 277, Sunbury, Victoria, 3429 2 Argyle Place, Sunbury, Victoria, 3429
LAND CAPABILITY ASSESSMENT LAND USE MAPPING TERRAIN MODELLING HYDROGEOLOGY HYDROLOGY GEOLOGY SOIL SCIENCE LAND‐SOIL RISK ASSESSMENT
A130905 R3‐JANUARY 2021
MANAGEMENT PLAN
FOR ON‐SITE EFFLUENT DISPOSAL VIA SUBSURFACE IRRIGATION
AT
195 DELATITE ROAD, SEYMOUR
1. INTRODUCTION This document identifies the significant land‐soil unit constraints (as identified in A130905 R3) and their management and day‐to‐day operation and management of the on‐site effluent system. 2. SIGNIFICANT LAND‐SOIL UNIT CONSTRAINTS 2.1 Allotment Size. The day‐to‐day operation and management of on‐site effluent systems, as described below, is not constrained by lot size or geometry. Although all requirements of SEPPs have been met or exceeded through conservative design, prudence dictates that individual lot owners assiduously follow the management programme given in Section 4, below. 2.2 Nitrogen Attenuation. To reduce nitrates to insignificant levels, the effluent should not contain more than 30mg/litre total nitrogen. Provided the irrigation areas are at least as large as those required to satisfy the nitrogen loading, as described in A130905 R3 Sections 1.3.1.13, 1.3.2.13 and 2.2.3.2, and that the (specified) grass is cut and (periodically) harvested, nitrogen will be attenuated on‐site. 2.3 Hydraulic Conductivity. The soils of this site are low‐swelling and sodic/magnesic clays with a low hydraulic conductivity. The hydraulic conductivity is significantly influenced by soil structure, soil colloid stability and swell characteristics. Breakdown or reduction of these soil parameters over time may manifest as reduced performance of the irrigation system. The monitoring and inspection regime detailed in Section 4.7.2, below, should be adhered to. 2.4 Site Drainage. Our recommendations for on‐site effluent disposal have allowed for incident rainfall (not surface flow or lateral subsurface flow) and are conditional on the installation of a cut‐off drain, which should be placed upslope of the disposal area. Care should be taken to ensure that the intercepted and diverted surface waters and any perched groundwater is discharged well away and down slope of the disposal field (see Drawings 2 and 3). The owner should also ensure that any upslope works do not divert and/or concentrate surface water flows onto the disposal area. 2.5 Vegetation. The effluent disposal areas have been sized via water balance analyses utilising crop factors for pasture (rye/clover mix). 3. THE ONSITE EFFLUENT SYSTEM The onsite effluent system consists of the influent (kitchen, bathroom, toilets and laundry), the sand filter/AWTS (a device to treat the effluent to at least the 20/30 standard), the irrigation area including effluent distribution system
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(delivery pipes and drippers), prescribed irrigation area vegetation, associated infrastructure (cut‐off drains, outfall areas, fencing), a service and maintenance programme and on‐going management. 4. MANAGEMENT The owner is required to understand (and ensure that users understand) that sustainable operation of the onsite effluent system is not automatic. Sustainable operation requires on‐going management, as outlined below. 4.1 Effluent. Effluent will be generated from three residences and will include black and grey water (all wastes). 4.1.2 Effluent Quality. Effluent should be treated to a standard that meets or exceeds the water quality requirements of the 20/30 standard. 4.1.3 Effluent Quantity. The daily effluent volume of 900 litres (for each residence) has been calculated from Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, Table 4 and assumes mains water supply (equivalent) and WELS‐rated water‐reduction fixtures and fittings – minimum 4 Stars for dual‐flush toilets, aerator taps, flow/pressure control valves and minimum 3 Stars for all appliances. 4.2 Treatment Plant. For subsurface irrigation, it is assumed that the design, construction, operation and maintenance are carried out in accordance with AS/NZS1547:2012 and a current JAS‐ANZ accreditation. 4.3 Irrigation Area. The irrigation area has been determined from the results of the water and nutrient balance analyses and AS/NZS 1547:2012, Appendix M. 4.3.1 Effluent Area Requirement. For a daily effluent flow of 900 litres and to satisfy the requirement for no surface rainwater flow in the mean wet year and on‐site attenuation of nutrients, the effluent should be applied to an irrigation area of 500m2. Effluent distribution is as detailed in Section 4.3.2, below. In case of an increase in effluent production through the chain of ownership, there is sufficient area available for duplicating the irrigation areas. Any landscaping and/or planting proposals require endorsement from the Mitchell Shire. 4.3.2 Distribution System. The distribution system must achieve controlled and uniform dosing over the irrigation area. A small volume of treated effluent should be dosed at predetermined time intervals throughout the day via a pressurised piping network that achieves uniform distribution over the entire irrigation area. Uniform delivery pressure of the effluent throughout the distribution system is essential. Drip rates should not vary by more than 10% from the design rate over the whole of the system. To minimise uneven post‐dripper seepage, the distribution pipes must be placed parallel with slope contours. Line spacing shall be not closer than 1000mm under any circumstances. To facilitate the creation of transient aerobic and anaerobic soil conditions we recommend that as part of the daily irrigation process, the effluent area be irrigated sequentially by zones or time. 4.3.3 Soil Renovation. To improve the subsoil permeability and to maintain stable soil peds, the exchangeable Calcium needs to be increased while the exchangeable Sodium, Magnesium and Hydrogen need to be decreased. To achieve a suitable cation balance, gypsum needs to be added to the soil. Application rates are related to water (irrigation and mean rainfall) available to dissolve the gypsum. The water required to dissolve 1 kilogram of gypsum is about 400 litres. In this instance, where irrigation water is expected to be continuous, available water is sourced from mean rainfall plus irrigation water.
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A suitable amelioration technique is to initially broadcast gypsum over the irrigation area at a rate of 1.0kg/m2, followed by ripping (to at least 600mm depth). After smoothing of the surface by redistribution of topsoil the irrigation network can be constructed. After one month gypsum is to be broadcast over the irrigation area at a rate of 0.25kg/m2, followed 0.25kg/m2 after 2 months. Gypsum should be re‐applied by broadcasting at the rate of 0.25kg/m2 every 3 years. Gypsum is to be fine ground “Grade 1” agricultural quality. 2.2.9 Sand Filter. The sand filter shall be designed and constructed in accordance with Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, Appendix G and with Code of Practice for Small Wastewater Treatment Plants, E.P.A. Publication 500, June 1997, Section 7. For a daily hydraulic load of 900 litres the sand filter shall have a minimum surface area of 18m2. For filter material, proof of grading, effective size and uniformity coefficient must be provided by the supplier. 4.3.4 Buffer Distances. The water balance analysis has shown that potential surface rainwater flows from the effluent area would be restricted to episodic events. The estimated hydraulic properties of the upper soil materials and hydraulic gradient (equivalent to the ground slope and regional gradients) have been used to evaluate (via Darcy’s Law) the buffer distances with respect to subsurface flows. Our analysis and evaluation have shown that the default setback distances given in Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, Table 5 are conservative and can be applied without amendment. For a building located downslope of an effluent field, your engineer should evaluate the integrity of building foundations with respect to the assigned buffer distance. Buffer distances are to be applied exclusive of the irrigation area. 4.3.5 Buffer Planting. All downslope (Title inclusive) buffers may be required to filter and renovate abnormal surface discharges. Hence, they are to be maintained with existing or equivalent groundcover vegetation. 4.3.6 Buffer Trafficking. Buffer trafficking should be minimised to avoid damage to vegetation and/or rutting of the surface soils. Traffic should be restricted to ‘turf’ wheeled mowing equipment and to maintenance, monitoring and inspections by pedestrians, where possible. 4.4 Vegetation. The system design for on‐site disposal includes the planting and maintenance of suitable vegetation, as specified in A130905 R3 and/or similar documents. Specifically, this irrigation area has been sized (in part) utilising crop factors and annual nitrogen uptake for a rye/clover eq mix. The grass needs to be harvested (mown and periodically removed from the irrigation area). Where a variation to recommended grass species is proposed, it must be demonstrated that the nitrogen uptake and crop factors (as specified in A130905 R3 Appendix B – water balance) are met or exceeded. 4.5 Verification. The Council is to be satisfied that the effluent system has been constructed as designed. 4.6 Associated Infrastructure. The following items are an integral part of the onsite effluent system. 4.6.1 Cut‐off drains. Cut‐off drains are designed to prevent surface and near‐surface water flows from entering the effluent area. They should be constructed and placed around the effluent area, as detailed in Drawings 2 and 3.
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4.6.2 Outfall areas. We recommend that the cut‐off drains outfall to the surface and could be incorporated as part of the driveway access drainage. Should routine monitoring and inspections reveal rill or scour formation, the outfalls will need to be constructed so that energy is satisfactorily dissipated. Should this situation occur, professional advice is to be sought. 4.6.3 Fencing. The disposal area is to be a dedicated area. Adequate fencing must be provided to prevent stock, excessive pedestrian and vehicular movements over the area. 4.7 Service and Maintenance Programme. The minimum requirements for servicing and maintenance are set out in the relevant JAS‐ANZ accreditation and the manufacturer’s recommendations. 4.7.1 Treatment Plant. Aerated treatment plants and sand filters should be serviced at least one time per year (or as recommended in the JAS‐ANZ accreditation and the effluent should be sampled and analysed as required by the JAS‐ANZ accreditation. The local authority is to ensure compliance. The manufacturer’s recommendations are to be followed. Generally, low phosphorous and low sodium (liquid) detergents should be used. Plastics and other non‐degradable items should not be placed into the tanks. Paints, hydrocarbons, poisons etc should not be disposed of in sinks or toilets. Advice from a plumber should be obtained prior to using drain cleaners, chemicals and conditioners. It is important to ensure that grease does not accumulate in the tanks or pipes. Grease and similar products should be disposed of by methods other than via the on‐site effluent system. 4.7.2 Monitoring and Inspections. We recommend that the mandatory testing and reporting as described in the Code of Practice ‐ Onsite Wastewater Management, E.P.A. Publication 891.4, July 2016, include an annual (post spring) and post periods of heavy and/or prolonged rainfall report on the functioning and integrity of the distribution system and on the functioning and integrity of the cut‐off drains, outfall areas and soil media. The effluent areas should be regularly inspected for excessively wet areas and vegetation integrity. The inspection regime described in A130905 R3, Section 2.2.7, should be strictly adhered to.
Paul R. WILLIAMS B.App.Sc. PRINCIPAL HYDROGEOLOGIST Registered Building Practitioner EC1486
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Contents 1 Primary Use of Property .................................................................................................... 5
2.1 Description of the Land ................................................................................................ 7 2.2 Description of the Neighbourhood ................................................................................ 7 2.3 Access ......................................................................................................................... 7
3 Site Plans .......................................................................................................................... 8
3.1 Current Land Use ....................................................................................................... 8 3.2 Proposed Land Use .................................................................................................... 8
4 Planning Scheme Zones and Overlays .............................................................................. 9
15 Water ............................................................................................................................... 16
15.1 Water Supply.............................................................................................................. 16 15.2 Waterways and Wetlands ........................................................................................... 17
1 Primary Use of Property Detail the current use of the property; e.g. grazing sheep, bush block etc. The property is currently a vacant block of land that was previously part of a sub-division, intended for development of a dwelling. It has previously held a building permit and had been approved for residential development.
Detail the proposed use of the property; e.g. operate a small agricultural business, manage the land for conservation, rural lifestyle living. The proposal is for a rural lifestyle living home for a family. The property will be landscaped in the domestic area, including building of a family home and shed. The rest of the property will be developed through tree planting, biodiversity development and land maintenance. There is no intention for the land to be farmed with livestock or crops.
1.1 Aims Please specify your aims for this property; e.g.
Identify any current and future land management issues pertinent to the site Address erosion issues on site Develop a revegetation/restoration plan for the site Manage weeds Other
Aims included:
• To build and maintain a house and shed. • To landscape around the house and domestic areas. • To plant vegetation, indigenous to the region to develop biodiversity and conserve the
land. • To plant fruit trees for personal use. • To maintain and improve the land through weed management and landscaping.
Assessment of the land shows that there are no issues pertinent to the site that require significant management.
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2 Property Description 2.1 Description of the Land Provide a general description of your property, this includes location, topography, size, waterways, vegetation cover etc. The property is a 4.94 acre / 2 HA block on Delatite Road in Seymour. It is a relatively flat block with a slight slope toward the back of the property. It has a range of grass coverage throughout and a scattering of mature gum trees primarily at the front and a few in the middle of the property.
Please provide a map of the property with an aerial image. Visit the Mitchell Shire Pozi map and attach as Appendix 1 titled Property Aerial Image. 2.2 Description of the Neighbourhood Provide a general description of the surrounding land use; e.g. cattle stud, horse stud, sheep grazing, vineyard, plant nursery etc. The property is situated in a residential area of similar sized blocks that are all inhabited. There is a vacant block beside which has been identified as flood zone. Several house block estates are being developed are close by. No farming is evident within the area.
2.3 Access Provide a description of your existing and or proposed property access and internal roads, tracks and driveways when designing a proposed access. Impact on roadside vegetation must be avoided where possible, also consider avoiding erosion and water flows. There are currently two access points to the property from Delatite Road, one of which will be developed as the primary driveway to the residence. Access to the property is not impacted by waterways or vegetation.
Please note a Works Within the Road Reserve permit may be required for a new driveway access across a road reserve.
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3 Site Plans 3.1 Current Land Use Attach a current land use site plan (map) of your property as Appendix 2 titled Current Land Use. The plan must include all existing structures, assets, features and land use: all buildings, structures etc all fencing legal point of access and internal tracks services (power, gas etc) dams, waterways and springs bores and stock watering points vegetation including paddock trees (differentiate between native and non-native plants) areas prone to flooding areas impacted by salinity areas impacted by erosion including gullies areas of different soil types areas of pest plants and animals (weeds and rabbit warrens) agricultural activities/areas such as cropping, livestock grazing, orchards, vineyards etc. areas covered by a legal covenant (e.g. registered native vegetation offset) areas protected for biodiversity (e.g. fenced off remnant and or planted vegetation) 3.2 Proposed Land Use Attach a proposed land use site plan (map) of your property detailing any proposed alterations, additions and enterprise details. Attach as Appendix 3 titled Proposed Land Use. The plan must include all proposed structures, assets and features, including: proposed buildings, structures etc proposed fencing proposed point of access (if different from existing) proposed internal tracks proposed new utility services (e.g. power, gas etc including easements) proposed dams, bores and stock watering points proposed agricultural activities (e.g. areas to be cropped, grazed, planted for orchards, vineyards, farm forestry etc) areas of proposed pest plant and animal control, including methods methods of protection for existing vegetation e.g. stock proof fencing: consider Tree Protection Zones (TPZ) for trees proposed planting/revegetation areas and methods of vegetation protection e.g. stock proof fencing. any vegetation proposed to be removed proposed areas for salinity control works and or erosion control works
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Impacts on neighbouring properties Soil type and fertility Topography
Describe your proposed agricultural enterprise. No intentions of running livestock or any agricultural pursuits.
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8.3 Explain the method and timing of any pasture renovation / improvement works proposed The property will be developed in three areas – the front of the block as a native parkland, the middle the domestic area and the rear of the property as an Indigenous biodiversity area. The front and rear of the property will not require pasture improvement as no livestock will be reliant on growth of pastures. The domestic area will have a combination of laying lawn rolls and sowing seed.
9 Cropping Record crop type/s and area currently under cropping N/A Crop Type Ha Crop Type Ha
Record all crop type/s and area proposed to be cropped N/A Crop Type Ha Crop Type Ha
10 Agroforestry and Horticulture Record area currently under agroforestry or horticulture and type/species
N/A
Type/Species Ha Type/Species Ha
Record area of proposed agroforestry / horticulture and type/species N/A Type /Species Ha Type /Species Ha
Note: Some timber production may require a plantation development notice in accordance with Victoria’s Code of Practice for Timber Production 2014 - please discuss with Council’s Development Approvals Team for further details.
11 Biodiversity Management Biodiversity refers to the variety and interaction of all living things: plants, animals, micro-organisms and people and the ecosystems that they function within. The vast majority of biodiversity is found on private land in vegetation communities which often tends to be fragmented (broken up) and of poor quality with an absence of a full structure e.g. upper story tree canopy, understorey and ground layer vegetation. These vegetation communities provide habitat (food and shelter) for a range of native flora and fauna species. As a landholder you have an opportunity to improve the biodiversity of your property and gain benefits such as, increasing the population of birds that live on pasture eating insects, plants filtering sediments reducing water pollution and reductions in erosion, and healthier soil fungus and microorganisms which support higher yielding crops and pastures.
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Some useful information can be found at the following links: Agriculture Victoria’s Biodiversity management page CSIRO’s Biodiversity page Record the area currently managed for biodiversity 0 Ha Record the area proposed to be manage for biodiversity ¾ Ha
Explain the method and timing of any biodiversity management works proposed (cross reference with your site plan and action plan). As illustrated on the Site Map Appendix, the property will be divided into 3 areas: Australian Native Parkland area (front of property), Domestic Area and Australian Indigenous Biodiversity Area (rear of property). The front of the property has existing larger gums that will be maintained and these will be added to with other similar species over time, possibly including Lemon Scented Gums, Spotted Gums, Maculata and a range of native species to Australia. The domestic area will have a garden of native and introduced species developed, as well as a lawn area. Fruit trees have also already been planted in this zone. The rear of the property will be dedicated to natural habitat development where plant species will be chosen to support the habitats of birds and insects. This will also require planting of riparian species in the wet area and also smaller shrubs and wattles. The natural plant species will also be chosen to reflect the soil types and wet conditions. This will be implemented over time and planting will occur each season, according to what has been successful and as needs arise.
12 Soils
Soils of the Mitchell Shire are predominately; Well drained Sedimentary rock soils, e.g. sandstone, mudstone etc. with shallow gravelly
red brown earths or Moderately drained Granite soils with coarse sands and yellow duplex soils; or Imperfectly drained Volcanic Basalt rock with stony earth dark clay soils. Resources to assist in describing soils are available by using the following links: Agriculture Victoria’s Soil and Water page Agriculture Victoria’s Soil texture page
What soil type/s are on your property? The reference above illustrated that the soils of the Seymour area are loams.
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12.1 Soil Test Have you completed a property soil test? Yes No √ Attach a copy of your soil test results to the plan as Appendix 5 titled Soil Test Results. If you have completed property soil testing, what were the results (please include results of P, K, pH and salinity)? At this stage a soil test is not required as the land is not being developed for produce. There is no intention to further develop pastures or run cattle. If in the future a vegetable garden is to be developed for personal use we will conduct a soil test, using a home kit.
What do the soil test results indicate to you about land use? N/A
Describe your proposed soil improvement methods. N/A
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13 Soil Erosion Management Identify any erosion issues on the property and proposed erosion management actions. (erosion sites are to be marked on your site plan)
Describe the methods proposed to manage soil erosion e.g. grazing management, fencing, revegetation, earthworks etc No soil erosion evident.
14 Salinity Identify any known salinity issues on your property and proposed management actions to address on your property (known salinity sites are to be marked on your site plan)
Recharge Site Discharge site
Describe the methods proposed to manage salinity. e.g. revegetation, grazing management etc. No salinity evident.
15 Water 15.1 Water Supply Annual rainfall in millilitres 590 mL
Describe source of domestic water supply Town water supply – GV Water Current Proposed Number of dams 0 0 Number of dams licenced for irrigation 0 0 Number of bores state if licenced 0 0 Number of waterways, seasonal creeks, drainage lines
0 0
Firefighting water supply – Description Water tanks will be investigated once the property has been developed. A water tank on a trailer or back of the ute will be full and prepared in summer in case of grass fires.
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Describe water supply for livestock, agroforestry, horticulture and/or cropping e.g. water troughs, pivot irrigation etc. N/A
15.2 Waterways and Wetlands
Describe the waterways and wetlands existing on the property There are no waterways or wetlands on the property. The western corner of the property experiences seasonal wetting.
Describe how they will be managed, used, protected and/or enhanced There is no management required. This area is not near the proposed dwelling or shed. The water dissipates and therefore is self-managed.
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16 Vegetation
16.1 Native Vegetation Removal Is there any native vegetation removal proposed?
Yes √ No If yes – please note that all native vegetation in Victoria is protected. A permit is required to remove, destroy or lop native vegetation as detailed in the Mitchell Planning Scheme; Particular Provisions 52-17 Native Vegetation Victoria Planning Provisions Native Vegetation PDF Planning Victoria Planning Schemes for Mitchell Victoria State Government Native Vegetation page Victoria State Government Bioregion and EVC benchmarks page 16.2 Existing Native Vegetation Protection Protecting remnant native vegetation is important because native vegetation is crucial for the health of Victoria’s environment supporting agricultural productivity as well as the biodiversity that is central to Australia's cultural identity. Native vegetation contributes to the control of erosion through protecting soils and banks of water ways, reduces land degradation and salinity, improves water quality and provides habitat for a wealth of unique biodiversity including threatened species. In addition, native vegetation in Victoria stores a significant amount of carbon, mitigating the effects of climate change. Describe the existing native vegetation on your property, e.g. native grassland, patches of remnant vegetation and/or isolated paddock trees. The native vegetation currently includes isolated paddock trees, which are well established and large specimens. These are in the front and middle of the property. As explained in other sections of this report the native vegetation will be built upon by creating a parkland area and a biodiversity area which will include native trees, smaller shrubs and grasses. The grass will be managed, however will not be developed, except around the domestic area.
Approx. area of existing native bushland 0.5Ha Approx. number of existing single native paddock trees 12 Approx. number of existing single non-native paddock trees 0 Approx. area of existing native revegetation N/A
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Describe how the existing native vegetation will be protected e.g. fencing off remnant vegetation and/or paddock trees, grazing management etc. Agriculture Victoria Property Management and the environment page There is no requirements of native vegetation protection as there are no stock being run on the property.
16.3 Revegetation
Revegetation is important for: • Restoring native vegetation structure and character appropriate for the site; • Enhancing biodiversity values by restoring shrub and grassy understory; • Creating habitat for native animals; • Developing connectivity within the landscape, and • Addressing salinity and erosion issues. A useful resource to assist in developing a revegetation plan can be found at the Goulburn Broken Catchment Authority’s Revegetation page.
Revegetation Plan
A revegetation plan consists of: A planting schedule; A map showing areas to be revegetated (on proposed site plan); Approx. area of proposed revegetation (Ha)_______________;
Details on site preparation; Details of planting method and protection; Maintenance of plants, and Site monitoring (include in action plan).
Planting Schedule A revegetation planting schedule consisting of listed local indigenous plant species, appropriate for the relevant Ecological Vegetation Class (EVC), recording the scientific and common names, number of each species to be planted including the survival rate to be achieved within 10 years (minimum of 80%). Refer to the DELWP’s Bioregions and EVC benchmarks page for more information
Ensure your planting schedules correspond with your site plan and action plan. Each planting site should have a separate planting schedule.
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EVC number and name (pre-1750) My Reference: https://www.gbcma.vic.gov.au/revegetation /zones/sugarloaf EVC Plains Grassy Woodland EVC Floodplain Riparian Woodland EVC Box Iron Bark Forest GBCMA Revegetation Zone Sugarloaf
Minimum survival target for establishment by Year 10
Species – planting seedlings
Number of seedlings
Number of plants
Trees Lemon Scented Gums (front) Maculata (front) Grey Box River Red Gum (wet area) Red Flowering Iron Bark (front)
10 10 10 15 10
8 8 8 10 8
Small Trees/Shrubs Fruit trees – orange, mandarin, apple, lemon, pear, peach (domestic area) Ornamental Pear Trees (domestic area) Golden Wattle (wet area) Banksia River Bottle Brush (wet area) Cranberry Heath Common Rice Flower Creeping Bosslaea
6 3 10 10 10 20 15 15
6 3 8 8 8 18 10 10
Groundcover Fescue grasses Amount
required to cover domestic area
Total 144 113 It is advised local indigenous seed and or plants be sourced from a local nursery that specialise in local indigenous plants. Contact your local Landcare Group or Council Environment Officer to
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identify reputable local indigenous nurseries in your area. The nurseries may not always have all your revegetation plant stock requirements readily available and may grow to order. Site preparation Describe how the site will be prepared for revegetation. e.g. deep ripping, weed control, stock proof fencing etc. The site will be maintained with general weed control and mowing. The soil is sufficient to plant these specimen. No fencing is required as no stock is present. The trees will be protected by staking and tree guard where required.
Planting method √ Tube stock
Direct seeding Other – please specify
Some will be purchases as mature specimen. Provide who is supplying the stock and any supplier recommendations e.g. timing of direct seeding, how many seedlings per hectare / amount of seed per hectare etc. The stock will be purchased from a range of locations. The local nursery and regional nurseries. The Goulburn Broken Seedbank will also be a source.
Describe how tube stock will be watered at planting time. If watering is not proposed, please describe hydration method. Watering will be performed using a ute with a water tank.
Plant protection (from grazing animals etc). √ Tree Guards
Fencing Other – please specify
Describe a description of the protection method to be used. Only wind protection is required, therefore it will be achieved using stakes and tree guards.
Maintenance of plants. Describe how the revegetation will be maintained e.g. ongoing weed and pest control, plant replacements, fencing maintained, crash grazing etc. (cross reference this information with your site plan and action plan). Weed management will be ongoing. Plants will be monitored and assessed therefore replacement of unsuccessful stock will be managed. A watering plan is in place, use of movable water tank. Grasses will be kept down with regular mowing.
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17 Weeds Weeds can cause serious environmental damage and negative economic impacts. They can also present risks to human health. Four classes of weeds in Victoria –
Declared noxious weeds, Weeds of National Significance, WoNS, Environmental weeds, and Agricultural weeds
Declared noxious weeds in Victoria are plants that have been proclaimed under the Catchment and Land Protection (CaLP) Act 1994. The Act defines four categories of noxious weeds: • State Prohibited Weeds • Regionally Prohibited Weeds • Regionally Controlled Weeds • Restricted Weeds You can read more about the identified weeds of Victoria on the Agriculture Victoria’s Invasive plant classifications page and the A-Z of weeds page. For further reading, please head to the Agriculture Victoria Noxious weed and pest management page. Thirty-Two Weeds of National Significance (WoNS) have been agreed by Australian governments. Become informed of new and emerging weeds with the WoNS page and the online Weed identification tool. Agricultural Weeds are plants that impact on the productivity or viability of crops, pasture or livestock. Environmental Weeds are invasive plants that have an impact on other areas by competing for resources. They are often ‘garden escapees’. You can learn more about them on the Mitchell Shire Weed Control page. All use of herbicides/chemicals must be conducted in accordance with the Agricultural and Veterinary Chemical Code Act 1994. List the weeds on the property.
Common Name Scientific Name Classification
Toad Rush Juncus bufonis
Phalaris Phalaris paradora
Capeweed ArctothccaCalendura
Erodium Erodium crinitum
Silvergrass Vulpia bromoidsis
All species listed must cross reference with your site plan and action plan.
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18 Pest Animals Pest animals include rabbits, hares, foxes and other declared pest animals in accordance with the Catchment and Land Protection (CaLP) Act 1994. Pest animals degrade land quality, lower agricultural productivity, and can inflict harm onto native fauna species also compete for resources. Rabbits and foxes are typically associated with blackberry and gorse for food and shelter, therefore an integrated weed and pest animal management approach is required. Learn more about pest animals on the Agriculture Victoria A-Z of pest animals page. Management Principles
Management Techniques A combination of methods including:
• Poisoning • Fumigation • Ripping of burrows • Destruction of harbor • Fencing • Shooting
Where poisoning or shooting is the management control method, the procedure used must conform strictly to the recommendations of the Department of Jobs Precincts and Regions (DJPR). You can learn more about Invasive animal management on the Agriculture Victoria website. Identify any pest animal issues and the proposed management of these on your site.
Pest animal species
Evidence found on site e.g. burrows/dens, scats,
diggings, tracks etc. Management action
None
All species listed must cross reference with your site plan and action plan.
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20 Ten Year Management Plan Actions, Standards and Timelines Complete the following table ensuring all proposed actions are included. The grey shaded rows are examples only.
Year Action When Who How Completed 1 Planting of fruit
trees Spring Landowner Planting by hand
1 Grass maintenance As required Landowner Mower
1 Planting of tube stock in wet area
Spring Landowner Hand planting
1 Planting of native gums in front of property
Spring Landowner Hand planting
1 Weed management As required Landowner Spraying/ removal
1 Building of house and shed
TBA Builder
1 Review Management Plan Actions and submit year 1 report to Council.
End of year one Landowner Record observations and notes compiled throughout the year. Record action progress.
2 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
2 Development of domestic garden area
Autumn/ Spring Landowner Design garden space and plant/ develop accordingly Lay lawn.
2 Grass maintenance As required Landowner Mower
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2 Weed management As required Landowner Spraying/ removal
2 Assessment and development of fences
Spring Landowner New front fence and maintenance of side wire fences
3 Maintenance and further development of domestic garden
Throughout the year
Landowner Monitoring of plants and replanting/ maintenance
3 Weed management As required Landowner Spraying/ removal
3 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
3 Grass maintenance As required Landowner Mower
3 Water Tank Installation
Autumn Landowner Purchase and position on land
3 Review Management Plan Actions and submit year 3 report to Council.
End of year three
Landowner Record observations and notes compiled throughout the year. Record action progress.
4 Creation of vegetable garden for personal use
Spring Landowner Soil testing and development. Creation of in ground vegetable gardens.
4 Grass maintenance As required Landowner Mower
4 Weed management As required Landowner Spraying/ removal
4 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
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4 Continued development of domestic garden area
Throughout the year
Landowner Further planting and general garden maintenance
5 Maintenance and development of vegetable garden
Throughout the year
Landowner Continues planting and harvesting of vegetables. Soil rejuvenation.
5 Grass maintenance As required Landowner Mower
5 Weed management As required Landowner Spraying/ removal
5 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
5 Continued development of domestic garden area
Throughout the year
Landowner Further planting and general garden maintenance
5 Review Management Plan Actions and submit year 5 report to Council.
End of year five Landowner Record observations and notes compiled throughout the year. Record action progress.
6 Maintenance and development of vegetable garden
Throughout the year
Landowner Continues planting and harvesting of vegetables. Soil rejuvenation.
6 Grass maintenance As required Landowner Mower
6 Weed management As required Landowner Spraying/ removal
6 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
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6 Continued development of domestic garden area
Throughout the year
Landowner Further planting and general garden maintenance
7 Maintenance and development of vegetable garden
Throughout the year
Landowner Continues planting and harvesting of vegetables. Soil rejuvenation.
7 Grass maintenance As required Landowner Mower
7 Weed management As required Landowner Spraying/ removal
7 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
7 Continued development of domestic garden area
Throughout the year
Landowner Further planting and general garden maintenance
8 Maintenance and development of vegetable garden
Throughout the year
Landowner Continues planting and harvesting of vegetables. Soil rejuvenation.
8 Grass maintenance As required Landowner Mower
8 Weed management As required Landowner Spraying/ removal
8 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
8 Continued development of domestic garden area
Throughout the year
Landowner Further planting and general garden maintenance
9 Maintenance and development of vegetable garden
Throughout the year
Landowner Continues planting and harvesting of
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vegetables. Soil rejuvenation.
9 Grass maintenance As required Landowner Mower
9 Weed management As required Landowner Spraying/ removal
9 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
9 Continued development of domestic garden area
Throughout the year
Landowner Further planting and general garden maintenance
10 Maintenance and development of vegetable garden
Throughout the year
Landowner Continues planting and harvesting of vegetables. Soil rejuvenation.
10 Grass maintenance As required Landowner Mower
10 Weed management As required Landowner Spraying/ removal
10 Assessment of planting and further planting
Seasonally Landowner Observation and hand planting
10 Continued development of domestic garden area
Throughout the year
Landowner Further planting and general garden maintenance
10 Review Management Plan Actions and submit year 10 report to Council.
End of year ten Landowner Record observations and notes compiled throughout the year. Record action progress.
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21 Monitoring and Evaluation Detail what monitoring and evaluation will be undertaken of the works recorded in the ten-year management plan.
The Parkland, Domestic and Indigenous Biodiversity area will all be checked at the change of each season. Plants will be checked for their growth and health and re-planting will be done as required. Continuous observations for weeds will be completed and actions decided on pending the outcome. Builders will complete an evaluation of the dwelling after 1 year. Vegetable gardens will be monitored for soil suitability and plant types will be rotated through the years. Fruit trees will be harvested when fruiting and will be maintained and observed for pests. Appropriate actions will be put in place, such as required netting or pesticides for tree health and fruit production. Water tank will be checked and maintained yearly as will the shed.
Please note this plan is part of a planning permit process, Council will require periodic update reports on the implementation at the conclusion of years 1,3,5 and 10.
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References Borg, D. et al (2008) ‘Whole Farm Planning Workshop Notes’, Department of Primary Industries. https://www.gbcma.vic.gov.au/land and biodiversity/resources publications/revegetation guide for the gbc https://www.gbcma.vic.gov.au/downloads/Biodiversity/Healthy Hectares.pdf www.mitchell.pozi.com/ https://www.mitchellshire.vic.gov.au/services/roads/works-in-the-road-reserve https://www.planning.vic.gov.au/schemes-and-amendments/browse-planning-scheme/planning-scheme?f.Scheme%7CplanningSchemeName=Mitchell http://www.mla.com.au/Extension-training-and-tools/Tools-calculators http://agriculture.vic.gov.au/agriculture/farm-management/business-management/ems-in-victorian-agriculture/environmental-monitoring-tools/sustainable-carrying-capacity http://agriculture.vic.gov.au/agriculture/farm-management/pastures http://vro.agriculture.vic.gov.au/dpi/vro/vrosite.nsf/pages/landuse-best management pasture www.nativegrassresourcesgroup.wordpress.com http://agriculture.vic.gov.au/agriculture/farm-management/native-vegetation/a-guide-to-native-pasture-management http://agriculture.vic.gov.au/agriculture/farm-management/business-management/legal-information-for-victorian-landholders/biodiversity-management https://www.csiro.au/en/Research/Environment/Biodiversity http://agriculture.vic.gov.au/agriculture/farm-management/soil-and-water
Appendix 2 Current Land Use. Currently the site is a vacant block of land. It has no buildings or livestock. The red highlighted area is fenced with wire fencing. The left side of the property has a 6 foot wire fence.
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Appendix 3 Proposed Land Use Details elaborated in text section 11 – Biodiversity Management and on House Plans
