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KIEWA/TANGAMBALANGA STRUCTURE PLAN

AND REVIEW OF SERVICES

Prepared by the Albury-Wodonga Region Planning Advisory Comm:ittee with specialist input on services from GUlleridge, Haskins and Davey Pty. Ltd.

August 1992 I I I I I I I I I I I I I I I I I I I I I iINliJ~JI~ll[~lr I TABLE OF CONTENTS Page 1--- EXECUTIVE SUMMARY 1 1.0 INTRODUCTION 4 I 1.1 Background 4 1.2 Purpose of the Structure Plan and Services Review 5 I 1.3 Regiona,l Context 5 .; 1.4 Local Context 6 I 2.0 EXISTING CONDITIONS 8 2.1 Planning 8 I 2.2 Population 8 Ihfrastrueture librarY' ,.!i 2.3 Demography II: 9 . :irtsr "apt'? I 2.4 Housing n 10 2.5 Demand for Vacant Land 10 I 2.6 Supply of Vacant Land 11 2.7 Community Facilities 12 2.8 Commercial Facilities 12 I 2.9 Industrial Development 12 2.10 Landscape 13 I 3.0 FUTURE CONDITIONS 14 3.1 Population Projections 14 I 3.2 Development Constraints . 15 I 3.3 Development opportunities 15 4.0 REVIEW OF SERVICES - TOWARDS A STRATEGY 18 I 4.1 Strategy Objectives 18 4.2 Tasks 18 4.3 Sewage Treatment 19 I 4.4 Disposal Options 21 4.5 Options Summary 22 I 4.6 Drainage 23 4.7 Water 24 I 4.8 Estimates 25 4.9 General 27 I , 711.3099 00112006 455 KIE:A Draft Kiewa / I Tangaba/anga structure p'~n .:' I 5.0 STRUCTURE PLAN 5.1 Residential development 5.2 Rural Residential Development 5.3 Retail and Commercial Development 5.4 Industrial and Service Business Development 5.5 Community Facilities Development 6.0 SUMMARY I I FIGURES

I FIGURE 1 Location FIGURE 2 Zoning I FIGURE 3 New Dwelling Approvals, I FIGURE 4 Community and Commercial Facilities FIGURE 5 Population Projection's I FIGURE 6 Development Constraints FIGURE? Structure Plan I I' TABLES I TABLE 1 Population of Kiewa/Tangambalanga TABLE 2 Population Projections I TABLE 3 Sewage Design Basis and Load TABLE 4 Summary of Estimates I TABLE 5 Drainage Estimates I TABLE 6 Water Augmentation: Priority of Tasks

I ATTACHMENTS

I AITACHMENT A- Possible Layout: Treatment and Disposal :1 I I I I I I 1 I EXECUTIVE SUMMARY The adjacent townships of Kiewa and Tangambalanga are situated approximately 20 kilometres to the south east of Albury-Wodonga and have a combined estimated I population of 507 persons (1992). The towns are separated by the Kiewa River and its floodplain, with 153 persons residing in Kiewa and 354 in Tangambalanga. Recent growth in the towns has pushed the population to a threshold where demands on I services such as sewage treatment and disposal, and water supply require their implementation and/or upgrading. This Structure Plan and Services Review provides a framework within which the towns can grow to meet the current and future demands of Kiewa/Tangambalanga's population for the next ten years. The Structure Plan has I been prepared by the Albury-Wodonga Region Planning Advisory Committee (AWRPAC) in conjunction with the Shire of Yackandandah, with specialist input from I Gutteridge, Haskins and Davey Pty. Ltd. on services. 1. The Structure Plan for Kiewa/Tangambalanga indicates the preferred pattern of development for Kiewa/Tangambalanga for the next ten years, with further I options for growth beyond the year 2002. The key aspects of the Structure Plan are: • Residential infill and consolidation in Kiewa/Tangambalanga should be I encouraged, noting that a policy of infill should become a more attractive option when a reticulated sewerage system is in place. I • Provision for new residential growth areas in Tangambalanga should occur within an orderly pattern given the location of the existing development fronts and the flexibility for above average population . I growth rates to be contained within such fronts. • Ample rural residential land is available for the life of the plan, noting that a choice of fronts for rural residential in Tangambalanga should be I identified in the medium term. • Adequate protection of the Kiewa River and its floodplain from I undesirable environmental impacts associated with residential and other development will peed continual monitoring. 2. The review of services for Kiewa/Tangambalanga has been based on the key I objective of progressing the development of a strategy to fulfil the servicing requirements of Kiewa/Tangambalanga over the next ten years, including recommending services that can be provided in a cost effective manner for the I community and responsible authorities alike. The key aspects emerging from the review of services are: I SEWAGE • The preferred option for sewage treatment is a lagoon system through which the wastewater passes. Capital cost is estimated at $340,000 with I an annual operating cost of $35,000. Land acquisition costs would be additional. I • The preferred option for disposal of sewage effluent is an irrigated tree lot at a capital cost of approximately $210,000. Land costs for leasing or I purchase would be additional. I I ·f ::.,.: ,~'.'. i : 2 I

• Lagoon treatm.ent and tr~~ irrigation for sewage is the most effective and preferred optIOn for Klewa/Tangambalanga from both a cost and I environmental perspective. J:. majg~ advantage of thjs option is that the water courses such as the K.Iewa Kiver are fibt having treated effluent directly discharged into them and irrigated tree lots are able to be harvested and used in wood processing operations. I • An approximate cost per household, based on the current population for Kiewa/Tangambalanga for sewage treatment and disposal, is in the order I of approximately $290 to $300." In addition, there would be land costs for the sewage treatment and disposal. As well, there would be an initial capital cost for a reticulation system to capture the existing allotments in I Kiewa/Tangambalanga to discharge into the lagoons at an approximate cost of $900,000 to $1,00,000. An approximate cost per household based on the current population would be in the order of approximately $6,000. A gravity system for this internal reticulation system would be preferred I as there would be no operating costs. A summary of the key costs therefore, is as follows: I * Lagoon Treatment and Tree Irrigation $ 300 per household I * Initial Reticulation Cost $6,000 per household * Land Costs for Sewerage and I Disposal, say $100,000 $ 600 per household • Under the provlSlons of the Victorian Water Act, 1988, the Murray I Goulburn factory cannot be compelled to join a sewerage scheme. Their current system which comprises aerated lagoons and irrigation to land is in compliance with the Environmental Protection Authority licence. I WATER • The current chlorinated reticulated water system pumped from the Kiewa I River is approaching capacity in terms of available storage. There is currently a spare capacity for another 40 allotments to be serviced without major augmentation of the existing system. The priority of the I Lower. Kiewa Water Board is the construction of a new 5MI reservoir costing approximately $300,000 to cater for the ultimate population of 700 persons in 10 years time. The current pumping times could be increased to deliver the water requirements of the townships. I DRAINAGE I • Basic town drainage and outfall schemes are already in place. Construction of any new drainage system should preferably be undertaken in conjunction with construction of any new sewerage scheme with the system phased to commence construction from the downstream I pipe and continue construction upstream as funds become available. Cost estimates for a drainage scheme in Tangambalanga, based on existing developed areas, would be in the order of $490,000. I I I I r------

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3. Implementation of the Structure Plan and Services Review for I Kiewa/Tangambalanga lies with the responsibility of a number of key agencies. In respect of the Structure Plan, the prime responsibility rests with the Shire of Yackandandah to monitor change and undertake the necessary statutory land use I changes if and when required. Assistance and support could come from the Albury-Wodonga Region Planning Advisory Committee or the Department of Planning and Housing if required. In respect of the current services review which is aimed towards the development of a strategy, especially for sewage, the I prime responsibility lies with the Lower Kiewa Water Board in conjunction with the Shire of Yackandandah. The Lower Kiewa Water Board currently has full statutory responsibility for all of the water functions within its district: The I Department of Water Resources has advised that if a sewage scheme was to be implemented for Kiewa/Tangambalanga, either the Lower Kiewa Water Board or the Shire of Yackandandah would need to submit a proposal. The initiation I of any sewerage strategy by the Lower Kiewa Water Board or the Yackandandah Shire Council, or both, would need to be cognisant of the views of the residents of Kiewa/Tangambalanga as well as the current statutory changes regarding the I rationalisation of water boards in the Wodonga sub-region. I 'I I I I I I I

, I -V' I I I I I 4 I 1.0 INTRODUCTION During the late 1980's Kiewa/Tangambalanga has experienced a relative growth surge which has resulted in pressures being applied on the existing development fronts and other areas. In addition, the population of Kiewa/Tangambalanga has reached a level I where appropriate structure planning is required, particularly in regard to options for sewage treatment. The Shire of Yackandandah recognised that if the strong growth is to continue, then the development of Kiewa/Tangambalanga needs to be undertaken via I an agreed Structure Plan, namely a plan indicating existing and future growth corridors in the context of existing constraints and opportunities and sound planning principles, as I well as developing a strategy for the provision of reticulated services. In 1986, the Shire of Yackandandah, in response to increased development pressures, commissioned and adopted a planning strategy for the northern areas of the municipality. The area of the strategy extended from the Yackandandah township, I . through to the Kiewa/Tangambalanga townships and the Sandy Creek area adjacent to Lake Hume. In terms of Kiewa/Tangambalanga, the strategy undertook a development constraints and opportunities assessment in the area, which was to form the basis for I future planning of the townships. The Albury-Wodonga Region Planning Advisory Committee (AWRPAC), in its Albury­ Wodonga Regional Planning Strategy (1991), recognised Kiewa/Tangambalanga's need I for a Structure Plan and Services Review, as well as for other towns in the Albury­ Wodonga region experiencing pressures from growth. The preparation of a plan was subsequently included as a priority in the implementation component of the strategy I document for Kiewa/Tangambalanga. . The Kiewa/Tangambalanga Structure Plan, when adopted by the Shire of Yackandandah will provide the basis for development in Kiewa/Tangambalanga for the I next ten years, or until the parameters of the plan are exceeded, which ever occurs first. Likewise, the review of services will provide Council and the Community with a range of options to consider in working towards a Reticulated Services Strategy for the I townships. I 1.1 Background Kiewa/Tangambalanga are small adjacent towns with a population of approximately 507 persons, located in the Kiewa Valley some 20 kilometres to the south east of I Albury-Wodonga, off the Kiewa Valley Highway (see Figure 1). Kiewa/Tangambalanga owes its existence initially as a service centre for the densely populated rural lands in the area, mainly involved in the agricultural pursuit of dairying. I Like many other small towns, Kiewa/Tangambalanga was a centre providing goods, services and facilities for the surrounding rural population. The town was a focus for the surrounding community and its viability was dependent upon the support of the residents from the town and rural hinterlands. In 1892, a dairy products processing I plant was established in Tangambalanga, and remains under the name of Murray Goulburn as the major industry and consequently the major employer in the town. It is anticipated that Kiewa/Tangambalanga will continue in this dual role for the life of this I Structure Plan. The concept of Albury-Wodonga as a National Growth Centre in the 1970's and 1980's I has had varying impact on Kiewa/Tangambalanga. The main change to Kiewa/Tangambalanga has been its emerging role as a commuter "village" - that is, the population growth that is occurring is being generated by persons and their families whose main place of employment is at locations away from the town (i.e. Albury­ I Wodonga, Tallangatta and Yackandandah). Kiewa/Tangambalanga itself has not in recent years been able to generate much population growth through the creation of I employment within the town. . I ~) " ' Figure 1 - Location I I I

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Albury-Wodonga Region I Planning Committee I Source: I\IIJlHy·W()(Jonoa n<.:uion Plannin(J Cornrnillcc I I I 5

In· recent times, Kiewa/Tangambalanga's new residents have generally been persons I seeking a semi-rural environment on a larger residential lot (these ·areas are usually on the fringe of the town), or persons wishing to take advantage of standard residential lots that are cheaper than those available in Albury-Wodonga. This latter group would I include a significant number of first-home buyers and lower-income earners seeking affordable housing in an attractive rural hinterland. I 1.2 Purpose of the Structure Plan and Services Review The population of Kiewa/Tangambalanga has reached a threshold where the ability of existing services to cope adequately needs review. Decisions have to be made as to how I the future population can be accommodated in the most efficient and responsible manner. Bearing this in mind, the purpose of the Structure Plan then is to guide the development of Kiewa/Tangambalanga into the 21st century. The plan aims, over the I next ten years, to: . • determine the pattern of future residential development, including rural I residential; • provide opportunities for a mix of residential uses (urban to rural residential); I • identify general areas for the location and expansion of commercial/service industries as the town grows; • allow for the provision of community facilities consummate with the demands of I the population; I • develop an open space network; and • protect environmentally sensitive areas from unsuitable development. I The objectives for the Servicing Review are:- • to work towards a strategy to fulfil the servicing requirements of I Kiewa/Tangambalanga for the next ten years; • to recommend services that can be provided in a cost efficient manner for the I community and responsible authority alike; • to enable the Yackandandah Shire Council and the Lower Kiewa Water Board to responsibly plan for the future; . I • to allow the townships of Kiewa and Tangambalanga to cater for an expanding population without placing undue pressures on existing service infrastructure or I the environment; • to provide the servicing component of an overall Structure Plan for Kiewa/Tangambalanga that will provide an agreed framework and directions I within which the towns can develop. 1.3 Regional Context I In August, 1991, the AWRPAC placed on exhibition the Albu.ry-Wodonga Regional Planning Strategy for the Albury-Wodonga'region. The strategy covers not only the Albury-Wodonga urban area but also the rural environs, including the towns in the I region. It is recommended in the strategy that the AWRPAC assist local councils with the pre2aration of structure plans and servicing strategies for the towns of Barnawartha, Kiewa/Tangambalanga and Bethanga and, as indicated, this Structure Plan is a direct I outcome of the Regional Strategy. I 6 I

The Albury-Wodonga Regional Planning Strategy indicates that Kiewa/Tangambalanga is one of a number of small towns in the Albury-Wodonga region that is experiencing I sound population growth. Most of this growth is resulting from the movement of Albury-Wodonga residents to·. a location that is within commuting distance to the regional centre. If existing conditions continue, then it can be expected that I Kiewa/Tangambalanga's role as a dormitory suburb will become more prominent over time. In this respect, Kiewa/Tangambalanga's role in the region is important as it adds to the choices that people have when deciding what and where their home environment should be. I The Albury-Wodonga Regional Planning Strategy states the following objectives for towns in the region. I • To recognise the role of towns and develop their competitive strengths; • To facilitate the growth of towns in line with demonstrated demand where full I physical servicing is available or can be provided economically and to an acceptable environmental standard. I • To protect and enhance the natural and man-made assets of towns. The strategy recognises the steady and positive rate of development in I' Kiewa/Tangambalanga, but requires .that development should ultimately be dependent upon the provision of reticulated sewage and other key services. 1.4 Local Context I Kiewa/Tangambalanga's increasing role as a commuting node for Albury-Wodonga is changing the town's local context. Pressures for development will be different from the I town's earlier history when expansion was generated locally by its role as rural service centre. Population growth is now mostly being generated by external sources in Albury­ Wodonga and development is almost exclusively for residential land. Nonetheless, as the population grows, demand for certain goods and services will pass thresholds where I it becomes viable for a local business to establishlexpand, and this Structure Plan, where possible, must recognise that potential. . I The following can be considered appropriate and achievable objectives for the Kiewa/Tangambalanga township in the local context. I • Encourage residential infill and consolidation where services are already available, especially in Tangambalanga. I o Plan for selective and appropriate peripheral expansion, including rural residential, via a choice of residential development where infrastructure and services exist or can be economically provided in Kiewa/Tangambalanga for the life of the plan. I • Acknowledge the historic, visual and scenic character and image of the town and ensure that these special characteristics are protected and not lost to unplanned development. I • Improve any weakness in infrastructure, servicing and other relevant aspects (e.g. townscape improvements) where these are economically feasible and add to I the overall attractiveness of the town and its outlook for growth. • Encourage the growth and expansion of existing businesses so that the economic I base is strengthened and, where possible, diversified by concentrating population primarily in Tangambalanga close to services. . I I I 7

• Expand attractive and competitively priced residential options to take some of I the rural living pressure away from valuable farm land, or areas where services are few, by converting this demand into 'small town living'. I • Protect the Kiewa River and its floodplain from the direct effects of development on the fringe and the indirect effects of development in other areas I of the town. ; I I I I I I I I I I I I I I I I 8 I 2.0 EXISTING CONDITIONS I 2.1 Planning The current planning approach to Kiewa/Tangambalanga is derived from the Northern I Areas Strategy Plan which was adopted by the Shire of Yackandandah in 1986. The resulting Yackandandah Planning Scheme came into effect on the 16th February 1988. Kiewa/Tangambalanga and surrounds fall under Chapter 1 of the Local section of the Yackandandah Planning Scheme, known as the Northern Areas. I Figure 2 indicates the major land use zones applying to the locality. The major zones in the locality include:- I * Rural (General Farming) ·1 * Rural (Sensitive Lands) * Rural (Farmlet) I * Rural.(Residential) * Residential I * Reserved Residential * Low Density Residential I * Commercial I * Industrial * Public Purposes (Rural Water Commission) I * Public Purposes (Lower Kiewa Water Board) * Public Open Space (Recreation Reserve) I * Public Open Space (Dept. of Conservation and Environment) I * Arterial Roads The Yackandandah Planning ... Scheme, Chapter 1, is administered by the Shire of Yackandandah as the responsible planning authority. The Albury-Wodonga Regional I Planning Strategy gives Kiewa/Tangambalanga a strategic context within the region, and identifies the roles that the towns may play. This Structure Plan has been formulated in consideration of the Regional Strategy and takes account of its goals and I objectives. . 2.2 Population I Kiewa/Tangambalanga has an estimated population of 507 persons (May 1992). Although the population of Tangambalanga can be traced through previous census I years, Kiewa is not so easily documented due to its exclusion from the Tangambalanga census collector district. A recent house count provides an estimate of population currently in Kiewa, based on known household occupancy rate of 3 persons per I household and a vacancy rate of 6.8% in neighbouring Tangambalanga. By using this method, it is estimated that the current population of Kiewa is 153 persons. . I I lL~@~~[Q)~ II I I 11111111· RESIDENTIAL i I "rJlllli RESERVED RESIDENTIAL I I LOW DENSITY _-RURAL • RESIDENTIAL I ."'-' ..- ...... •••••••I, COMMERCIAL 'I ••••••••••••••• I INDUSTRIAL PUBLIC PURPOSES I ( I l±±:t. RURAL RESIDENTIAL

I ~1~~~f1.t~Ji.!~lt~~\ RURAL FARM LET I I I I Prepared by Albury-Wodonga

I RURAL Region Planning Committee I ,,~IEWA/TANGAMBALANGA STRUCTURE PLAN I il CURRENT ZONING I I

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Tangambalanga's population estimate, based on the same method, is 354. This is I consistent with a 1991 estimate of 339 based on Tangambalanga's proportion of the Shire of Yackandandah's population at the time of the 1986 Census (see Table 1). Table 1 indicates that the population of Tangambalanga, up to the late 1980's, was I holding steady at slightly in excess of 300 persons. Since then there has been somewhat of a growth surge, which has continued until today. For the ten years between 1976 and 1986, Tangambalanga's population grew by a net 7 persons, whereas since 1986, the I increase has been in the region of 40 persons. Kiewa's growth rate has probably paralleled that of Tangambalanga's and at times exceeded it. The nature of population growth in Kiewa/Tangambalanga since 1976 is indicated in I Table 1. I Table 1: Population of Kiewa/Tangambalanga Population Growth Rate I Year Source Tangam. Years % p.a. Persons p.a. 1976 ABS 307 - nla nla I 1981 ABS 325 76-81 + 1.15 +4 . 1986 ABS 314 81-86 -0.69 -2 I 1991 AWRPAC 339(1) 86-91 + 1.54 +5 1992 AWRPAC 354 Tang. 86-92 +2.02 +7 I 153 Kiewa Total 507(2) I (1) Estimate based on Kiewa/Tangambalanga's share of Shire's 1986 census I population (7.5%) applied to the 1991 LGA population estimates. (2) Estimate based on application of 1986 (census derived) occupancy rates to a House Count conducted in May 1992. I 2.3 Demography The township of Tangambalanga is identified by the ABS as being of sufficient size to I warrant its own Census Collector District (CD), rather than being incorporated in a much larger rural area. As indicated, Kiewa is not included in this CD, but it is considered reasonable that the demographic characteristics of Tangambalanga would apply equally to Kiewa. Hence, the following analysis is based on Tangambalanga's CD I derived from the 1986 Census (breakdowns from the 1991 Census are not yet available). The proportions of Tangambalanga's population allocated to the child (0-14 years), I adult (15-64 years) and the aged (65 + years) are 26%, 64% and 10% respectively. This compares with the proportional allocations for Albury-Wodonga and overall appears not to be over subscribed in anyone of these three groups. More than 95% of the I population were born in Australia. There is a high concentration of the workforce in the manufacturing sector which would be accounted for by the presence of the Murray Goutburn factory in Tangambalanga. I As expected, almost all the dwellings (95 %) are classified as a "separate house" in the Census. . I I ...... :0... 1 " 10 I 2.4 Housing I The May 1992 House Count revealed 53 dwellings in Kiewa and 128 in Tangambalanga, for a total of 181. At the 1986 Census, the occupancy rate for Tangambalanga was 3.0 persons per dwelling and 6.8% of them were unoccupied. I The Shire of Yackandandah's records indicate that since the 1986 Census, there have been 20 approvals for new dwellings in Kiewa and 26 in Tangambalanga (see Figure 3). It is difficult to convert this statistic into actual dwellings and subsequently people, but it I is useful as a secondary indicator on growth in the towns and in the case of Kiewa, it is the only means of identifying trends. Clearly, not all new dwelling approvals are carried through to completion, given that the number of dwellings counted in Tangambalanga I at the 1986 Census was 110, and with the addition of another 26 approvals for a total of 136, when the number derived from the house count was 128. It is interesting to note that the number of new dwelling approvals in Kiewa has been II only marginally behind that for Tangambalanga in recent years (see Figure 3). This may be explained by that until recently, there has been limited opportunity for I' residential development in Tangambalanga, while Kiewa has had infill opportunities and also a rural residential subdivision to offer ~ choice for potential residents. Figure 3 I I No.1 NEW· .DWELLING APPROVALS I 1? . I . Year' 10 .• Kiewa. ····················"{o··May-· .,~ Tangambalanga . 8 .... I II1I!J Total 6 . I I

o I 85 86 87 BB B9 90 91 92 . Year. I

2.5 Demand for Vacant Land I The AWRPAC, in its Albury-Wodonga Regional Planning Strategy, identified Kiewa/Tangambalanga as having a demand for around five residential lots per year. I New dwelling approvals have been occurring at an average of seven per annum over recent years, but for reasons stated earlier, this is likely to be over-stated as dwellings "on the ground". Based on known population growth, the annual number of new I dwellings is probably around three or four. Ove~ the !ife of this plan, it is.estim~ted that there Will be demand for an average of four residentJallots per annum (mcludmg rural residential). I I I 11 I 2.6 Supply of Vacant Land If demand for residential lots is around three to five lots per annum in Kiewa/Tangambalanga, then it is not going to be difficult to maintain a supply to meet that need. Development in Kiewa/Tangambalanga, in terms of new residential lots, has I generally occurred via a series of small subdivisions (say five to ten lots) rather than large production, more akin to regional centre which rely on high turnover to recoup I investment. Supply of residential land falls into one of two categories: actual supply, which is those vacant lots that are subdivided, and potential supply, which is land that is zoned for I residential purposes but, at this stage, is unsubdivided. 2.6.1 Actual Supply I Only small amounts of actual supply are held in Kiewa/Tangambalanga. Apart from a number of infill lots (vacant lots amongst existing housing) scattered throughout both townships, there is currently a subdivision off Gentle Road near I the intersection with the Kiewa East Road at the eastern edge of Tangambalanga. Another recent subdivision accessed off Kiewa East Road is almost fully developed. In Kiewa, off Quoneys Road, is a recent subdivision of I standard lots that is also approaching full capacity. On the north-eastern side of the Kiewa East Road and Kiewa Valley Highway intersection is a rural residential subdivision. At the May 1992 house count, only I four lots had been developed. If the. principle of ·providing for a minimum of three year's actual supply is I applied to Kiewa/Tangambalanga, then between 10 and 15 vacant lots need to be available at any given time (based on known growth rates). The current availability of actual supply would appear to meet this target. I 2.6.2 Potential Supply Most of the land zoned R1 (Residential) in Kiewa/Tangambalanga is fully I developed, save for a number of infill opportunities. This zone was basically determined by the existing residential development at the time the Northern Areas Planning Strategy was undertaken. The R2 (Reserved Residential) zone was provided to cater for the future growth of Tangambalanga, and exists in two I parcels of 28 and 32 hectares located behind the existing development between the Kiewa East and Kiewa Huon Roads, and south of the Kiewa East Road respectively. At a density of 8 dwellings per hectare, this represents a potential I for 480 residential lots at full development. This alone represents more than adequate residential land supply for Tangambalanga. I In addition, a low density residential zone (R3) exists in two parcels of approximately 30 and 19 hectares. The first is located to the south of the Kiewa East Road at the western entrance to Tangambalanga, and the other is adjacent the eastern side of the R2 zoned land between the Kiewa Huon and Kiewa East I Roads (see Figure 2). The Yackandandah Planning Scheme (Chapter 1) cites the minimum lot size in this zone to be 3,000m2 (average of 5,000m2). If this R3 zoned land was to be developed to its maximum density, then there is a further I potential supply here of around 100 lots. The Rural Residential zone (RU5) is evident in two locations in proximity to Kiewa/Tangambalanga. The first is adjacent the Kiewa Valley Highway (on the I eastern side) north of the Kiewa East Road (see Figure X) and the other is on the eastern side of the R3 zoned land mentioned above, between the Kiewa East and Kiewa Huon Roads. Apart from the rural residential development at I Kiewa, this zone is undeveloped. I ,·... 1....~__ (~, !~. ,. ~... 12 I

There is also a Rural Farmlet zone (RU4) out on the Kiewa Huon Road which allows for development at a lower density than the Rural Residential zone. I The remaining land on the fringes of Kiewa/Tangambalanga is zoned mostly rural, with other small pockets of land zoned for other non-residential uses. I It is considered desirable to have a minimum of seven years potential supply of residential land in an urban environment. This, added to the three year actual supply, makes a total of 10 year's supply. It is clearly evident from the above that I there is more than enough potential supply, given the land use zones designated for Kiewa/Tangambalanga. I 2.7 Community Facilities Kiewa/TangambaIanga is well provided in most areas of community services. The II services are shown on Figure 4. The key areas include:- Education I Limited informal pre-school facilities are available within Kiewa/Tangambalanga for its residents. I There' is a primary school at Tangarribalanga, which has an enrolment of around 160 children. . ' Secondary school needs are met by Wodonga, which are accessed by bus. I Health I Kiewa/TangambaIanga does not have a resident doctor, hospital or infant welfare facilities and relies on Yackandandah or Wodonga for these serVIces. Recreation I In terms of sport, Tangambalanga has bowling greens, tennis courts (x 6 with lights), a football/cricket oval and a 25m outdoor swimming pool. The town also has two parks, I Banksia and Coulston. Kiewa has a cricket oval and two tennis courts which are located on the Kiewa River I floodplain. There are three churches, all of which are located in Tangambalanga, as well as a community hall. I 2.8 Commercial Facilities I Kiewa/Tangambalanga is provided with a range of key basic services for a small rural town. They include a National Bank, butcher, three garages, general store, hotel, post office agency and a rural service centre behind the Murray Goulburn factory off Kiewa­ Bonegilla Road. There is an additional general store located below Kiewa on the flood I plain. Most higher order commercial services would be provided for by Yackandandah or Albury-Wodonga, which, because of its accessibility, is likely to hinder the provision of additional outlets for some time. I 2.9 Industrial Development I Kiewa/TangambaIanga has one major industry in Murray Goulburn, which is currently celebrating its centenary year in the town. "The factory employs around 110 persons (145 at peak times with seasonal workers) with approximately 40% of those residing locally. I I I 1 KIEWA GENERAL STORE 2 TANGAMBALANGA COMMERCIAL CENTRE (Hotel.Butcher.Garage -2. Bank I General Store. Post Office Agency) ....,.:....:~\ 3'- GARAGEi (Tractors & Trucks) "'\ '\ '\ I \\ 4 . TOWN WATER STORAGE '\ .. '~t' , 5 BANKSIA PARK, I . 6 PRIMARY SCHOOL 7 COULSTON PARK I g: SWIMMING POOL 9 FOOTBALL OVAL 1 0 TENNIS COURTS(-6 Lit) I 1 1· BOWLING CLUB(lncorporates R.S.L Club) 1 2 MURRAY GOULBURN CO-OPERATIVE I .& RURAL SERVICE CENTRE 13 PIGGERY I 1 4 TENNIS COURTS (-2) I 1 5 CRICKET OVAL I I .' I Infrastructure Library -" I ~ Pr~par~d \ -" by Albury-Wodonga \ I Region Planning Committee I KIEWA/TANGAMBALANGA STRUCTURE PLAN I COMMUNITY AND I , COMMERCIAL FACILITIES

:1 '/ J Fig. 4 I ,/ I J '-~----....--.------~ Scale 1:15000 I 13

Adjacent the factory is a piggery which is also owned by Murray Goulburn, but I operated independently by lease. This is a source of air pollution that occasionally afflicts Tangambalanga residents, especially in summer. .. I 2.10 Landscape The dominant landscape in Kiewa/Tangambalanga is the Kiewa River and floodplain, which separates the two towns and the backdrop of adjoining ranges. The river and I floodplain environment remains in a comparatively natural state, although the water quality can vary depending on contributing factors in the catchment. Because of periodic flooding, the floodplain is utilised mainly for activities associated with farming I as well as formalised sport and recreation in appropriate locations. The Murrumburrang Range forms an impressive natural backdrop to Kiewa to the west and on the other side of the Kiewa Valley, the topography also rises to a landscape I feature known as Red Bluff. Within Tangambalanga is a small hill at the western entrance around which the Kiewa I East Road deviates. This hill hides the town from view when approaching from Kiewa and, although denuded, it has significance as a landscape feature. I The townscapes of Kiewa and Tangambalanga are quite different. Kiewa is essentially "by-passed" by the Kiewa East Road, thus the traveller feels as though he/she has driven past rather than through the town. The Kiewa East Road to Tangambalanga is ,I impressive, as it dips down onto the floodplain, and has a natural boulevard appearance. The departure from the floodplain is sudden at the Tangambalanga end as the road bends into the main street of the town, past Murray Goulburn. Tangambalanga has a few buildings of historic architectural significance, including the bank and a couple of I churches. The "main street" is pleasant with wide road pavement, some landscaping and plenty of established trees. There is an identifiable commercial focus (centred approximately around the hotel) which assists in establishing the towns identity. I The boundaries of both Kiewa and Tangambalanga are faidy well defined, either by major roads such as the Kiewa Valley Highway or key landscape features. I I I I I I I I I '.. ro,,.'?': 14 I 3.0 FUTURE CONDITIONS I 3.1 Population Projections

It is diffi~u1t to accur~tely project the future population ?f Kie,:"a(fangambalanga, ?-s even a mInor fluctuatIOn In recent growth rates (upon whIch prOjectIOns are based) wIll I greatly impact on the projected figures. Figure 5 shows the projected population of Kiewa/Tangambalanga to the year 2001. I Figure 5 I POPULATION PROJECTIONS FO Iq:EWA/TANGAMBALANGA, 1992-20 I I I I I I

Given the limitations to accurate projections, it is reasonable to suggest that I Kiewa/Tangambalanga's population will grow at a rate of between 1.0% (low) and 3.0% (high) per annum until the turn of the century. The circumstances surrounding Kiewa/Tangambalanga's potential growth render meaningful projections difficult to justify beyond ten years. I

Table 2 indicates the low and high population projections for Kiewa/Tangambalanga for the next ten years, which are based on the following assumptions: I * that the growth rate remains between 1.0% and 3.0% p.a.; I * that Kiewa/Tangambalanga will continue to attract new residents on a commuter basis; * that commuting to Albury-Wodonga from rural areas for work remains viable; I * that there is no major event (e.g. an additional large employment generating industry locating in Kiewa/Tangambalanga) occurs to distort the growth rate I parameters; * that Murray Goulburn continues to operate at or near current employee levels; I * that Albury-Wodonga's growth is maintained at current levels; * that the market demand for residential lots outside Albury-Wodonga continues I to exist I' I 15 I * that there is a ready supply of residential land at all times; * that there continues to be no major constraints to residential gro.wth; and * the Shire of Yackandandah continue to support the growth of I Kiewa/Tangambalanga. I Table 2 : Population Projections for Kiewa/Tangambalanga

I Year Low Growth High Growth (1 % p.a.) (3% p.a.) I 1992 (base) 507 507 1997 532 588 I 2002 557 . 682

I Source: AWRPAC 'I In conclusion, it is reasonable to suggest that Kiewa/Tangambalanga's current population (1992) is around 507 persons, and is projected to reach between 557 and 682 I (say 700 persons) persons by the year 2002. . .\ 3.2 Development Constraints ~~.:.'1" '\"~~ I The floodplain of the Kiewa River physically separates the Kiewa and Tangambalanga townships. The existing residential areas of both townships are located above the floodplain although Kiewa's community facilities, namely the general store and I recreation reserve, are located centrally within'the floodplain. The floodplain is not suitable for intensive development for reasons of flooding and the wildlife habitat it provides. Special development controls need to be applied within the I floodplain to ensure buildings and works are appropriately located and suitable construction methods are employed with regard to flood risk. I Areas of high agricultural quality have been identified to the north of Tangambalanga on both sides of the Kiewa-Bonegilla Road and, if possible, this area should remain in I commercial farming use. . Land which is included within the Kiewa land system has been identified as having a severe effluent ppllution risk. This land is generally within the Kiewa River floodplain but extends across the Kiewa-Bonegilla Road north of the Tangambalanga urban area. I These areas are unsuitable for intensive development in view of the difficulties which would arise in the disposal of domestic effluent at the current time. I I I I ·'.' 16 I

The area north of the existing urban area of Tangambalanga and generally east of the Kiewa-Bonegilla Road is also considered unsuitable for residential development at this I point in time due to problems of odour which may be experienced in the vicinity of the Murray Goulburn treatment ponds and piggery. The current Kiewa/Tangambalanga water supply could probably only supply development below a level of 200 metres. This would exclude land generally"west of the Kiewa Valley Highway, ease of the existing I built up area of Tangambalanga, and an isolated hill on the south side of the Kiewa Road at the western entrance to Tangambalanga. Standard residential development is not considered to be suitable in these elevated areas and any new dwellings such as for I rural residential should be required to be provided with an individual" water supply (roof top catchment and storage dams, etc.) unless the existing system can be upgraded prior to development taking place. I Land to the west of the Kiewa Valley Highway is steeply sloping, has high to severe erosion risk, and is generally cleared of trees. The area has adequate accessibility, but development problems relate more to the high risk of visual exposure. Strict control I over development and rural land use is appropriate for these areas. Other elevated areas in the vicinity of Kiewa/Tangambalanga include the ridgeline south of the Kiewa Road at the western entrance to the township of Tangambalanga and a prominent hill I on the south side of Gentle Road, south-west of Tangambalanga. The township of Tangambalanga has a linear urban form with a strong visual entrance I at the western edge of the urban area. Approaching the town from across the Kiewa River it is hidden from view by the hill on the southern side of the Kiewa East Road and tiie resulting element of surprise is a feature of the town and assists in giving Tangambalanga an identity qUIte separate from Kiewa. It is considered that this visual I entrance should be maintained and where possible, enhanced. Any further subdivision of the area around the hillside should therefore be carefully planned, and restricted to low density residential-type development. I In contrast, the land to the north and east of the town is gently sloping and very open. The town is visible in these directions from considerable distances and the same element of containment is not achieved from these entrances. It is considered that I further linear extension to the east along the Kiewa East Road and Kiewa Huon Road without associated infill development is not desirable as the resulting urban form would become difficult and costly to service and lack visual cohesion and identity. I Importantly, the objective of consolidation of the "village" centre would not be achieved. The area to the north of the Kiewa East Road and west of the Kiewa Huon Road is particularly flat and open whereas south of the Kiewa East Road the area is I relatively enclosed between the river, development to the west at the edge of the town and more elevated land south-east of the town. However, the well defined drainage line south of the Kiewa East Road restricts access to this southerly area and presents a significant constraint on development adjacent to the Kiewa East Road. I In contrast to Tangambalanga, Kiewa is composed of a number of developments without a cohesive form and does not have an identifiable village centre or village. I However, urban expansion which could link these elements is not considered appropriate due to the development constraints, as discussed above and because large volumes of high speed traffic using the Kiewa Valley Highway would not lend itself to urban expansion for reasons of safety and vehicular access. In addition, urban I expansion on the western or eastern side of the highway would only serve to further fragment the urban area rather than assisting to build up a cohesive form in Tangambalanga. I Development constraints for Kiewa/Tangambalanga are shown on Figure 6. I I' I /.

VISUAL ENTRANCE

:\.. \ LIMIT OF EXISTING . \. RETICULATED WATER I " \ SUPPLY _ VISUALLY EXPOSED LAND

I SIGNIFICANT DRAINAGE LINE -----.. I .Cr-'> ODOUR FROM PIGGERY

------FLOODPLAIN ANDlOR I ------.------EFFLUENT DISPOSAL --~~------:------I ------HAZARD I I I I Prepared by Albury-Wodonga R~gion Planning Committee I KIEWA/TANGAMBALANGA I STRUCTURE PLAN DEVELOPMENT CONSTRAINTS

Fig. 6

Scale 1:15000 ------__-.JL I 17 I 3.3 Development Opportunities Development opportunities are not as easily or clearly definable as development constramts and the fact that a particular area is free of constraints is in itself a development opportunity. It can be seen that the only areas which are free of I constraints are located within the vicinity of Tangambalanga township, generally to the east, south and south-east of existing urban development. The location of this constraint-free land adjacent to the existing urban area provides the opportunity for I contiguous· urban expansion and development of a balanced and efficient urban form in terms of servicing. In particular the opportunity exists for infill development at the intersection of the Kiewa East and Kiewa Huon Roads which would visually link the I older western section of the town with the more recent residential development on the Kiewa Huon Road. The area which should have next priority for new residential development is the undeveloped land which lies between existing development on the Kiewa Huon and Kiewa East Roads and the school. Such development would assist in I consolidating the village area and the thrust of any urban expansion of the town should be in this easterly direction subject to the availability of a reticulated water supply. The ultimate limit to future urban development in this easterly direction should be the I minor ridgeline which runs between the Kiewa East Road and the Kiewa Huon Road in the vicinity of the water storage basin. Land to the south of the Kiewa East Road which is relatively free of constraints I provides the opportunity for both urban development at normal densities adjacent to the existing urban area. Rural residential development should preferably be on the "edge" of the town to the west of the above flood plain. Such low density development I in this location would have the advantages of proximity to urban facilities and attractive rural aspects with relative visual enclosure. I Land on the east side of the Kiewa-Bonegilla Road north of the Recreation Reserve provides the opportunity for further industrial development in the Shire of Yackandandah in proximity to the existing industrial operation of Murray Goulburn. Any future industrial development in this location should be subject to the provision of I large allotments, adequate drainage works (in view of the low-lying nature of the land) and adequate landscaping especially to the south and east in proximity to urban development. Industrial or service developments in this general area should not I constrain longer residential infill if Murray Goulburn were to relocate or cease to exist. Figure 6 also indicates that there is no major available tracts of land within Kiewa and I its immediate vicinity which is totally constraint free. However the undeveloped area of land between the Kiewa Highway and Quoneys Road could be developed for residential purposes without serious depletion of agricultural resources and would provide an opportunity to consolidate to some extent the disjointed nature of Kiewa. I However, it IS considered that the future development of Kiewa should be directed towards consolidation of village type development and therefore, it is suggested no major lands should be committed for residential purposes at urban or rural residential I densities if a policy of containment for Kiewa is to be achieved. I I I I I 18 I 4.0 REVIEW OF SERVICES - TOWARDS A STRATEGY I 4.1 Strategy Objectives Specialist input on services, their constraints and opportunities, were provided by I consultants Gutteridge, Haskins and Davey (GHD). Current serviCes available to the residents are a reticulated and chlorinated water supply under the control of the Lower Kiewa Water Board, effluent disposal. is via I septic tanks and a stormwater infrastructure which is limited. The objectives for developing a Kiewa/Tangambalanga Servicing Strategy are as I follows:-

(a) To progress the development of a strategy to fulfil the servicing requirements of Kiewa/Tangambalanga for the next ten years. . I (b) To recommend services that can be provided in a cost effective manner for the community and responsible authority alike. I (c) To enable the Yackandandah Shire Council and the Lower Kiewa Water Board to responsibly plan for the future. I (d) To allow the townships of Kiewa/Tangambalanga to cater for an expanding population without placing undue pressures on existing service infrastructure or the environment. I

(e) To provide the servicing component of an overall Structure Plan for Kiewa/Tangambalanga that will provide an agreed framework within what the I towns can develop. 4.2 Tasks I The following tasks were identified by the Council and Committee, within the available budget constraints, as being required for the service review:- I A. SewageTreatment i) . Assess the following options for sewage treatment for the ultimate I population: • lagoons I • wetlands • package plant I ii) Assess the following options for disposal of sewage effluent for the ultimate population: I • tree lots • agriculture • wetlands I • discharge to river iii) Assess site requirements for tasks (a) and (b). I iv) Cost options (a) and (b). I v) Indicate a preferred option from (a), (b), (c) and (d). I I 19 I B. Drainage Review and update the costs of providing effective stormwater drainage system for Tangambalanga only as per the GHD Design Report on the Tangambalanga I Outfall Drain (March 1981) for the Shire of Yackandandah and from schedules provided by the Shire of Yackandandah. I C. Water i) Recommendations as to the likely water supply requirements of Kiewa/Tangambalanga over the next ten (10) years. GHD to review I existing ten year strategy and to include the cost of a pipeline from the Rural City of Wodonga's Baranduda storage. I ii) Provide an assessment of the existing water supply, including water quality and options for augmentation (to be extracted from the Lower Kiewa Water Board Asset management Manual). I D. Maps I Provide maps to support items (A), (B) and (C) above. 4.3 Sewage Treatment I 4.3.1 Treatment Options Treatment options to be considered in accordance with the brief for the ultimate .. ( ~ I population of 700 people are:- :,~.~ .. • lagoons I • package plant • wetlands In addition, the option of upgraded household scale treatment systems in I addition to the existmg septic tanks will be discussed. The design basis and ultimate loads for the treatment plant are set out in I Table 3. I Table 3: Sewage Design Basis and Load PARAMETER DESIGN LOAD I Population 700 ep ADWF 240 L/c.d 204 kL/d PWWF 4.5xADWF 38 kL/h I BOD 60 g/c/d 51 kg/d NFR 65 g/c/d 55 kg/d TP 2.5 g/c/d 2.1 kg/d I TN 16 g/c/d 13.6 kg/d

ADWF = Average Dry Weather Flow I PWWF = Peak Wet Weather Flow BOD = Biochemical Oxygen Demand NFR = Non Filterable Residue TP = Total Phosphorus I TN = Total Nitrogen I t,i.,·- \ "''"~ '1 ~\,;., '.... 20 I 4.3.2 Lagoon Treatment I Lagoon systems comprise a series of lagoons, usually earthen, through which the wastewater passes. Treatment takes place through biological action by naturally occurring. bacteria in the wastewater. For small systems, i.e. less than 5,000 ep, I facultative lagoons are commonly used. Facultative lagoons are designed to allow both aerobic and anaerobic bacterial activity to take place. This requires a smaller area compared with an aerobic lagoon and results in no odour nuisance but requires a larger area compared with an anaerobic lagoon. I Typically a total of four lagoons is required. The majority of the BOD reduction takes place in the first lagoon. The remaining lagoons further reduce the BOD and provide I detention time for disinfection of the wastewater. The treated wastewater will on average meet 20mg/L BOD, 30mg/L NFR and 1,000 I faecal coliform org/l00mL and is suitable for land disposal. Nutrient removal in lagoon systems is poor and the effluent may occasionally contain high levels of algae. This is generally not a problem when discharging to land but there I is increasing pressure by regulatory authorities to meet tighter limits on BOD, NFR and nutrients for discharges to inland waters. . I When discharging to inland waters additional treatment, with the aim to consistently meet a 20/20 standard, can be provided in the form of artificial wetlands or reed beds. Some nutrient removal can also be expected although the extent of this is uncertain. I A lagoon system for Tangambalanga with a capacity of 700 ep comprising 4 lagoons would occupy an area of about 2 ha. I The required buffer distance between the treatment plant and residential development would be about 300m but should be determined with consultation with the EPA. I Capital costs is estimated at $340,000 and annual operating cost at $35,000. The capital cost does not include the cost for land acquisition. The operating cost does not include the cost of desludging which may be required every 15 to 20 years. I In summary, a facultative lagoon treatment system is a simple and low cost treatment option which is suited to a land disposal scheme. I 4.3.4 Package Plant There are various types of modular package wastewater treatment plants available I which are able to produce a consistently good quality effluent. These package plants operate either on the principle of the intermittently aerated extended activated sludge process or as continuously aerated plants with clarifiers. The waste sludge produced is well stabilised and can be put directly onto sludge drying beds or lagoons without the I need for further digestion. Current Health Department Victoria regulations requires 2 year on-site storage of the sludge prior to controlled disposal to land. I The quantity of sludge produced from a 700 ep EA-plant is estimated at between 20 and 30kg!d and would require a drying bed area of about 150 to 220m2/ annum. Appropriate methods of disinfecting treated wastewater are by means of maturation I lagoons, chlorination or uv-irradiation. The use of chlorine is discouraged by the EPA due to the formation of organochlorines, I some of which are know to be carcinogenic. '. . I I I 21

UV-irradiation units are suitable where space is limited and a high level of disinfection I is required, e.g. for the irrigation of golf courses or parks and gardens. Filtration of the effluent prior to uv-irradiation is essential to ensure adequate disinfection and minimise I fouling of the unit. A lagoon system designed to provide sufficient detention to achieve the required bacterial die-off, say 30 days, would occupy an area of about 0.6 ha. I The capital cost for a package plant is estimated at $400,000 excluding disinfection. Operating cost is estimated at about $45,000 per annum. Disinfection using maturation lagoons would add an extra $40,000 whereas filtration followed by uv-irradiation would I ad about $50,000. Land acquisition costs are not included. The required buffer distance between the treatment plant and residential development would be about 100m but as was pointed earlier should be determined in consultation I with the EPA. I 4.3.5 Wetlands Wetlands for the treatment of wastewater have been studied extensively and used at a number of locations in the world, notably the USA. In Australia· the use of wetlands is I still i.n a developmental phase. Nutrient removal is highly variable and research is . ongomg. I 4.3:6 Household Scale On-Site Treatment On-site treatment using septic tanks and soakage systems has generally received a poor reputation due to undersized -systems, blockages and associated odours and being I located on inappropriate and small lots. However, a septic tank followed by a properly maintained and operated aerobic and filter will assure a high quality effluent. Disposal is typically by means of sub-surface soakage but with some runoff in winter on heavy soils. The feasibility of on-site disposal is· determined by the lot .size. A general I guideline is that a lot size of less than 0.4 ha (1 acre) is unsuitable for a permanent on­ .' ;(~ site disposal system.(3) '''i .•1 I Installation costs for aerobic sand filters are about $6,000. Hence the total cost for a population of 700 people, assuming 3 people per household, would amount to $1,700,000. Operating costs for each system are around $25 per annum or about $7,000 I per annum for all. The septic tanks need to be pumped out every three or four years at a cost of awund $100 per time, adding a further $7,000 per annum on average. I 4.4 Disposal Options Options for disposal of treated wastewater at Tangambalanga are:- I • discharge to the Kiewa River • land disposal I • rural reuse • groundwater recharge I • wetlands 4.4.1 Discharge to River I Discharge to inland waters is strongly discouraged by the EPA and in line with the Waters of Victoria Policy land disposal is preferred. If total land disposal is not practical, discharge to inland waters may be allowed provided nutrient removal takes place. Nutrient removal could be achieved in an activated sludge package plant with I chemical addition for phosphorus removal. Wetlands are a suitable method to provide polishing of the wastewater prior to discharge to the river. I I .~..

I 22 I

4.4.2 Land Disposal I A total land disposal scheme is typically designed to contain all wastewater in a 90th­ percentile wet year. The area requirements are determined by the irrigation application rate which in turn is a function of the local climate, plant water requirements and soils. I As a guide it is estimated that the irrigation application rates near Tangambalanga for a 90th-percentile wet year should not exceed 3.5ML/ha.yr for pasture or 6.5ML/ha.yr for trees. Hence a pasture area of 20ha or a tree irrigation area of 11ha, allowing 30 I percent for access roads and buffers, would be required for an ultimate population of 700 people. During winter treated wastewater needs to be stored in a storage lagoon sized to contain I the wastewater in a 90th-percentile year. Assuming a maximum water depth of 4m it is estimated that the winter lagoon would occupy an area of about lha. I The capital cost for a totally Board-owned and operated irrigated tree lot would be about $210,000. Annual operating costs are estimated at between $5,000 and $10,000 including returns from the sale of firewood. I 4.4.3 Rural Reuse The opportunity may exist to provide irrigation water at a discount rate to local farmers. I However, the cost for such a scheme is estimated to be higher than for a Board-owned and operated scheme because of the high cost of delivering the reclaimed water to the user. The capital cost for a scheme based on 25 percent agricultural reuse and the I remainder to an irrigated tree lot is estimated at $420,000. Operating costs are similar to a total tree irrigatIOn scheme (section 4.4.2). 4.4.4 Groundwater Recharge I Artificial groundwater recharge· is feasible where the wastewater volume is small compared with the natural recharge of the groundwater system. An appropriate I method would be by means of a spreading basin. The size of the basin is determined by the aquifer transmissive capacity, soil infiltration capacity and water table depth. A detailed investigation is required to determine these parameters. At this stage it is estimated that the spreading basins would require an area between 2 and lOha. I The wastewater would need to be treated to a high standard in an activated sludge package plant with additional filtration treatment to minimise clogging as a result of I sediment and algae growth. Capital cost for the spreading basins is estimated between $70,000 and $190,000 depending on the area required and includes extra treatment costs. Operating costs would be about $5,000 to $10,000 per annum. The feasibility of I this option is uncertain but is worthy of further investigation. 4.4.5 Wetlands I Wetlands could be used to provide polishing of wastewater but are not considered appropriate as the sole method of treatment. To achieve removal of phosphorus, loading rates must be below 5ML/ha.yr, which leads to an area similar to that required I for land disposal. Such an are·a would mean that the wetland would not remain wet in summer. 4.5 Options Summary I Capital and annual operating costs of the various options are summarised in Table 4 of Section 4.8. I I I I 23

Options combining treatment and disposal are summarised in Table 4B of Section 8. I The cost estimates indicate that lagoon treatment and tree irrigation are the most effective option and is therefore the preferred option. From an environmental perspective, the advantages of this type of system is that the water courses are not I having treated effluent discharged into them and the trees are able to be harvested and used in wood processing operations. A possible layout of this scheme is presented in Attachment A. I Lagoon treatment and tree irrigation is common at numerous locations around Victoria and could be easily implemented in the region utilising local labour with agricultural I background for the operation and maintenance of the system. In· future the Board may wish to consider limited agricultural reuse to say neighbouring farmers. The feasibility of such a scheme would be largely determined by the cost of providing the works, i.e. pumps and pipelines, to deliver the reclaimed water to the I users. The site requirements of the lagoon are such that the top of the lagoons should be I 500mm above the 1% flood level in the floodplain. The buffer zone should be 300mm from the nearest residential dwelling. These figures would need to be confirmed with I the EPA. The final location of the site would need to be established by either the Water Board or the Council but would need to take into consideration the existing geotechnical and I hydrogeological conditions. ' On the assumption that a site could be found approximately one kilometre downstream of the existing water pump station and that no pump station was required, then a I preliminary estimate for a reticulation system to capture the existing allotments to discharge into the lagoons would be $900,000 to $1,000,000. A gravity system would be preferred as there are no runnin~ costs, however, the determination of this would be subject to a preliminary investigatIon. The cost is based on approximately 9km of sewer I being required (3km - Kiewa, 5km - Tangambalanga, 1km - Outfall) to service the current residential allotments in the district with an area less than 0.4 hectares. I 4.6 Drainage In March 1981 Gutteridge, Haskins and Davey (GHD) completed a design report on an I outfall drain for Tangambalanga(4). Further design works were carried out by the Shire of Yackandandah and both systems have been reviewed. I From the GHD Report, the following points have been noted:- 1. Future residential and industrial development may result in some modifications I to the existing catchment boundaries. 2. In determining the capacity of the proposed outfall drain allowance has been made for the possibility of runoff from sub areas a, b, c, d and e being diverted I from catchment 2 to catchment 1. 3. It has been assumed that the capacity of the existing culvert crossing the Kiewa­ I Bonegilla road is adequate in capturing runoff from catchments 2 and 3. A further design was completed by the Shire of Yackandandah, May 1991, considering I all the sub-catchment areas relevant to Kiewa/Tangambalanga. :1 :1 Infrastructure Library I I I .:.f ,.., .. ~... ;, .' 24 I

Both sets of designs were reviewed using computer analysis with the programme RATHGL. The analysis showed for an average storm recurrence interval of five years I and using rainfall intensities for Albury/Wodonga, the designs were satisfactory for fully developed catchment areas, except for a section of pipe between pits 3/1 and 3/2. The pipe was increased from 225mm dia. to 300mm dia. which would relieve a I restriction and prevent surcharges. Construction of the drainage system should be phased to commence construction from the downstream p~pe and to continue construct~on upstream as funds become available. I Cost estimates for the drainage system are shown in Table 5 of Section 4.8. I 4.7 Water The townships of Kiewa and Tangambalanga are currently serviced with reticulated I water. Reservoirs at Kiewa and Tangambalanga are fed with a chlorinated water supply pumped from the Kiewa River. Chlorination has been effective in treating the raw water, however, fe-contamination is possible at the two open storages, thereby making it difficult to attain WHO standards for drinking water. I In March 1988, GHD completed an Asset Management Manual which incorporated a preliminary ten year forward plan for the Lower Kiewa Water Board(5). The Forward I Plan recommended system improvements to upgrade the ageing infrastructure to a level which would improve the quality and quantity of the water supply to a standard approaching World Health Organisation (WHO) criteria. I There are currently 141 metered allotments in Tangambalanga and 71 in Kiewa, giving a total of 212 allotments being served from the existing system. The capacity of the pumps at the duty condition is approximately 25L/sec. Using the figure for peak daily I demand of 1,450L/day/person a maximum pumping time of 11 hours would be expected. This duration is consistent with the maximum reported pumping times during periods of peak demand of around 10 hours. I With the present system demand almost all of the pumping to the storage reservoirs can be done at night thereby taking advantage of lower electricity tariffs. Any increase in the number of allotments serviced by the current facility will lead to increased pumping I time during the peak tariff period. The maximum number of allotments which could be serviced using the existing facilities I has been calculated on the basis of a net pumping time of 14 hours per day (18 hours pumping time less 4 hours provision for fire fighting). The maximum capacity of the Kiewa/Tangambalanga system would be 270 allotments. With this number of allotments up to 6 hours pumping would be expected to be required outside the off­ I peak tariff hours of 11:00 p.m. to 7:00 a.m. during times of peak demand. Deducting the present number of metered allotments (212) and allowing for an additional 18 approved allotments which have yet to be connected there is space capacity for another 40 I allotments to be serviced without major augme.J;ltation of the existing system. The priority of constructing a new 5ML reservoir would be essential, not only to cater I for a total population of 700 people but to increase the reserve capacity in the system. The reservoir implementation would need to be followed by option 5 - pump augmentation. I The priorities of the tasks have been updated from the Asset Management Manual and include a description and recent cost estimates. They are attached in Table 6 of Section 4.8. I ~J -: -~ ...~. ";,: .:.-- .

\ I!;' \ I; 'f! I I I 25

For comparative purposes an estimate was made of the costs to construct a watermain I from the existing lOML storage in Baranduda to Kiewa/Tangambalanga. For this option the 5ML storage at Kiewa will still be required to provide improved pressures in the supply district. To deliver the water approximately 9km of 225 dia. pipe at an I estimated cost of $1,035,000, a booster pump-station would be required, however, this would replace the pump augmentation under priority 5 on Table 6. On this basis it would be less expensive to construct a new storage and water treatment plant in I Kiewa/Tangambalanga to service the district. 4.8 Estimates I Table 4A: Options Summary Description Capital Operating Annual Annual Annual Cost Cost Cost Cost per Cost per I Household Household 500persons 700persons I $'000 $'000 $'000 $'000 $'000 TREATMENT - Facultative Lagoons 340 35 79 200 280 - Activated Sludge I Package Plant + UV disinfection 450 45 104 265 365 - Household scale I treatment 1,700 14 235 590 830

DISPOSAL I - Tree irrigation 210 5-10 32-37 g5-95 115-130 - Tree irrigation plus partial rural reuse 420 5-10 60-65 150-165 210-230 I - Groundwater recharge 70-190 5-10 15-35 35-90 50-125

- I I Notes: (1) Annual cost assumed to be 13% of capital cost p.a. plus operating cost. (2) Based on populations of 500 (166 households) and 700 persons and 3 people per household. -

I Table 4B: Treatment and Disposal Schemes

Description Capital Operatin~ Annual Annual Cost per I Cost Cost Cost Household I $'000 $'000 $'000 $'000 Lagoon Treatment & Tree 550 40-45 110-115 390-405 Irrigation

I Lagoon Treatment & Tree Irrigation + Agricultural I Reuse 760 40-45 140-145 495-510 Activated Sludge Package Plant & Groundwater Recharge 520-640 50-55 120-140 425-495

I Indicative Reticulation Cost (3) 900-1,000 Nil Nil Nil

I Notes: (1) Annual cost assumed to be 13% of capital cost p.a. plus operating cost. (2) Based on a total population of 700 and 3 people per household. I (3) Assumes site is located in accordance with criteria outlined in report. ; ------

26 I

. Table 5: Drainage I

QUANTITY UNIT RATE AMOUNT TOTAL

Supply, install and backfill I 225 dia. RCP 100 m $40 $4,000

300 dia. RCP 550 ill $45 $24,750 I I 375 dia. RCP 200 m $55 $11,000 I 525 dia. RCP 700 m $90 $63,000 750 dia. RCP 200 ill $150 $30,000 I 900 dia. RCP 350 ill $175 $61,250

1050 dia. RCP 550 ill $200 $110,000 I SUB TOTAL $304,000 $304,000 I Pits 30 No $950 $28,500 Endwalls 10 No $600 $6,000 I Property Inlet Pits 50 No $150 $7,500

House Drain 100 dia. 1,000 ill $20 $20,000 I SUB TOTAL $62,000 $62,000

'" Replace pipe across Bonegilla I Road Item $5,000

Fencing costs & reinstate I nature strip Item $'10,000 Road reinstatement Item $]0,000 I Kerb and Channel 500 m $35 $17,500

TOTAL I • $42,500 $42,500 $408,500 ,. I Provisional Sum 20% $81,700 TOTAL $490,200 I I I I I \

I 27 I Table 6: Kiewa/Tangambalanga Water Supply I PRIORITY DESCRIPTION COST 1 Kiewa main river crossing. completed 1988 $9,400 I 2 Installation of water meters - completed 1989 $20,000 3 Disinfection of water supply - completed 1991 $29,400 I 4 New Kiewa Reservoir 5ML $300,000 5 Upgrade off-take structure at pump station $5,500 and automatic controls, install alarms and $20,000 I Pump Augmentation $60,000 I 6 Kiewa rising main replacemept $100,000 7 Replace watermain - Kiewa Valley Highway $27,500 I 8 Flow Recorder at pump station - completed 1991 $4,000 9 Valve and hydrant maintenance $5,000 . I 10 Replace main in Quonoey's Road & Kiewa Valley Highway $52,000 I 11 Replace main in Kiewa East Road $17,000 12 Relocate main for new bridge alignment $9,000 I 13 Full water treatment $300,000 I All works include an allowance for engineering and administration. 4.9 General - Murray Goulburn Co-operative I Talks were held with Murray Goulburn Co-operative by representatives of AWRPAC and GHD on 22nd May, 1992, to gauge their interest in participating in either a water or sewerage scheme in the district. .

I Under the provisions of the Water Act 1988, Murray Goulburn cannot be compelled to join a sewerage scheme. Their current system which comprises aerated lagoons and irrigation to land complies with the EPA licence and under these circumstances, Murray I Goulburn have no reason to have an involvement in another scheme. Thei~ water supply is dr~wn fr~~ .the Kiewa River and. treated on site to a stan~a~d reqUIred for theIr operatIOns. SimIlar to the sewerage disposal, they see no benefit In I having an involvement in a township water scheme and are unlikely to participate. Currently the Lower Kiewa Water Board has responsibility for all of the water functions I within its district. The Department of Water Resources has advised for a sewerage scheme to be implemented for Kiewa/Tangambalanga, either the Shire of Yackandandah or the Lower Kiewa Water Board would need to submit a proposal. The I ultimate responsibility for a sewerage scheme would rest with the Lower Kiewa Water Board as the responsibility has to be with a currently constituted water authority. I I 28 I 5.0 STRUCTURE PLAN I The Structure Plan indicates the preferred pattern of development for Kiewa/Tangambalanga for the next ten years, with further options for growth beyond the year 2002 and/or if population levels exceed expectations during the life of the plan I (see Figure 7). 5.1 Residential Strategy I Residential infill should be encouraged in the existing residential areas of the town. Residential infill should become a more attractive option once a reticulated sewerage system is available. I New residential releases should be confined initially to the area between the Kiewa Huon and Kiewa East Roads adjoining existing development and the school, and to the I south of the Kiewa East Road, west of Gentle Road. These two areas, combined with infill development, should more than provide"for the growth of Kiewa/Tangambalanga over the next 10 years. I There is some caution in planning for the future growth of Kiewa/Tangambalanga in terms of development 'phasing' given on average, growth is moderate. For this.reason, the motivation for some landholders on the fringes of the town to undertake a I residential subdivision is different according to their own circumstances and those affecting the local area. The economic benefits from development are not always as clear in small towns as they are in larger centres, where demand for residential land is more predictable. I Therefore, the future growth of Kiewa/Tangambalanga is likely to be such that the orderly release of land in accordance with the accurate population" projections and a I flexible structure plans is possible. The pattern of land ownership in the areas identified as being suitable and desirable for growth, and the willingness of owners to release land for residential development at any given time, will ultimately determine I the sequence by which land will be developed. For this reason the Structure Plan allocates future residential land use to an area that exceeds that required to accommodate the expected population in ten years time. I This approach allows the Council flexibility in considering subdivision applications, and prevents the scenario where a land owner, by·way of with-holding land for development, jeopardises the orderly growth of the town. Also, there is additional I capacity within the town boundary if Kiewa/Tangambalanga experiences prolonged periods of above average growth during the life of the plan. For the successful implementation of the Kiewa/Tangambalanga Structure Plan, it is I suggested that Council: • Adopt the general town boundaries as defined in the Structure Plan. I • Encourage a policy residential infill and consolidation in Kiewa/Tangambalanga where appropriate. I • Provide for new growth areas in Tangambalanga as identified, including a strategy area for service/light industrial uses. I • Encourage land owners, where possible, to release land for residential development to ensure the orderly and cost-efficient expansion of the town in accordance with the Structure Plan. I • Re-assess the extent and future implications of rural residential land paralleling the Kiewa Valley Highway. I I I I-

ilt I

11I I=~~~NTIAL , III EXISTING URBAN :~::.:.: FUTURE URBAN-RESIDENTIAL t il • ••• 1••••• I ~. FUTURE RURAL RESIDENTIAL ~ POTENTIAL SERVICE INDUSTRY 'I L.y/ /INDUSTRIAL . ~ LONG TERM URBAN OPTIONS I .,. (Beyond plan) ~ LONG TERM RURAL I RESIDENTIAL • EXISTING AND FUTURE. I COMMERCIAL I I I I I Prypared by Albury-Wodonga I Region Planning Committee , I KIEWA/TANGAMBALANGA . STRUCTURE PLAN I I STRUCTURE PLAN I

I , , \ . '''-, . Fig. 7 "", , ...... , I / I Scale 1:15000 I '-----~·.. -·_--·------=:--.-=--=------~----.:.----- L I 29

• Adequately protect the Kiewa River and its floodplain from undesirable I environmental impacts associated with residential development, including protection of prime agricultural lands along the floodplain. I 5.2 Rural Residential Development Current rural residential development is confined to the recent subdivision at Kiewa, I which offers views to the east over Tangambalanga and further down the Kiewa Valley. Given the rate of take-up of these lots, there appears to be no need to maintain a further supply of this type of residential development at Kiewa. Other areas that are suitable for rural residential development may at some time during the life of this plan I be required, particularly in Tangambalanga. The area to the south of the existing development behind the Kiewa East Road and along the edge of the town above the flood plain has op£ortunities, with due consideration to the development constraints I such as landscape, if required. For the successful implementation of the Kiewa/Tangambalanga Structure Plan, it is I suggested that Council: • Acknowledge that rural residential land-use should be considered in the context of an urban environment and town strategy and should preferably be in an I "edge" context. -. • Adopt the Department of Planning and Housing guide-lines in consideration of I rural residential development. • Provide for rural residential development within and abutting the future residential area of Tangambalanga, as defined in the Structure Plan, and I consolidation and possible revision of the extent of the rural residential area adjoining Kiewa along the Kiewa Valley Highway. I 5.3 Retail and Commercial Development The demand for retail and commercial services will increase proportionately with the growth of Kiewa/Tangambalanga's population. Given the existing structure of retail I and commercial activities in the two towns, any expansion should be restricted to the vicinity of current facilities in Tangambalanga. I For the successful implementation of the Kiewa/Tangambalanga Structure Plan, it is suggested that Council adopt the general area indicated as the preferred location for I future commercial and retail developments. 5.4 Industrial and Service Business Development Kiewa/Tangambalanga has an existing significant industry in Murray Goulburn which is I well established and accepted in the town. The location of significant industries is one that requires careful consideration. There is an obvious benefit to the town via employment creation and therefore growth, but without giving due consideration to I other Impacts, such as waste disposal and emissions, the benefits can be easily negated. There is no reason to discourage the establishment of a significant industrl in Tangambalanga as long as all the requirements can be met in the best interests 0 the I town.. It is difficult to plan for further significant industry in Kiewa/Tangambalanga as the likelihood of it eventuating cannot be predicted. Although the chances of a sIgnificant I industry locating in Kiewa/Tangambalanga would appear to be marginal during the life of this plan, the Council should, nonetheless, be prepared for any proposals which may I eventuate and agree on a suitable area as part of the overall strategy. . I 30 I

There is a likelihood of a demand for small industry or service industry in Kiewa/Tangambalanga in the next ten years. .Small towns have the ability to attract I these types of industry by appealing to businesses requiring cheaper land, or those that are not dependent on being located in the regional centre. Kiewa/Tangambalanga certainly has the potential to fall into this category. These activities are best undertaken I in an area out of the path of future urban development such as to the north-west of Murray Goulburn. For the successful imrlementation of the Kiewa/Tangambalanga Structure Plan, it is I suggested that Counci agree on a general locality as having future potential for small or service industry which is out of the path of short, medium and long term urban/village development. I 5.5 Community Facilities Development I The provision of community facilities is generally linked to the size and structure of a population, and/or the ability of that population to access facilities at other locations. For the successful implementation of the Kiewa/Tangambalanga Structure Plan, it is I suggested that Council: • Should investigate ways of encouragin~ more efficient use of existing community I facilities which are generally well provIded. . • Monitor the growth of the town to identify threshold populations at which additional facIlities will need to be provided. I I I I I I I I I I I I I 31 I 6.0 SUMMARY 1. The Structure Plan for Kiewa/Tangambalanga indicates the preferred pattern of development for Kiewa/Tangambalanga for the next ten years, with further I options for growth beyond the year 2002. The key aspects of the Structure Plan are: • Residential infill and consolidation in Kiewa/Tangambalanga should be I encouraged, noting that a policy of infill should become a more attractive option when a reticulated sewerage system is in place. I • Provision for new residential growth areas in Tangambalanga should occur within an orderly pattern given the location of the existing development fronts and the flexibility for above average population I growth rates to be contained within such fronts. • Ample rural residential land is available for the life of the plan, noting that a choice of fronts for rural residential in Tangambalanga should be I identified in the medium term. • The rural residential front in Kiewa should be reviewed and possibly I curtailed at its northern boundary adjoining the Kiewa Valley Highway. • The extent and location of the industry zoning should be reviewed so it does not cut off medium to longer term residential options. There should I be flexibility in any adopted plan for industry so it is assessed on its merits and performance criteria. An agreed strategy area rather than a zoned I area in Kiewa/Tangambalanga is preferred. • Adequate protection of the Kiewa River and its floodplain from undesirable environmental impacts associated with residential and other I development will need continual monitoring, including protection of prime agricultural floodplain lands.

2. The review of services for Kiewa/Tangambalanga has been based on the key I objective of progressing the development of a strategy to fulfil the servicing requirements of Kiewa/Tangambalanga over the next ten years, including recommending services that can be provided in a cost effective manner for the I community and responsible authorities alike. The key aspects emerging from the review of services are: I SEWAGE • The preferred option for sewage treatment is a lagoon system through which the wastewater passes. Capital cost is estimated at $340,000 with I an annual operating cost of $35,000. Land acquisition costs would be additional. I • The preferred option for disposal of sewage effluent is an irrigated tree lot at a capital cost of approximately $210,000. Land costs for leasing or purchase would be additional. I • Lagoon treatment and tree irrigation for sewage is the most effective and preferred option for Kiewa/Tangambalanga from both a cost and environmental perspective. A major advantage of this option is that the I water courses such as the Kiewa River are not having treated effluent directly discharged into them and irrigated tree lots are able to be I harvested and used in wood processing operations. . I 32 I

• An approximate cost per household, based on the current population for I Kiewa/Tangambalanga for sewage treatment and disposal, is in the order of approximately $290 to $300. In addition, there would be land costs for the sewage treatment and disposal. As well, there would be an initial capital cost for a reticulation system to capture the existing allotments in I Kiewa/Tangambalanga to discharge into the lagoons at an approximate cost of $900,000 to $1,00,000. An approximate cost per household based on the current population would be in the order of approximately $6,000. I A gravity system for this internal reticulation system would be preferred as there would be no operating costs. A summary of the key costs therefore, is as follows: I * Lagoon Treatment and Tree Irrigation $ 300 per household I * Initial Reticulation Cost $6,000 per household I * Land Costs for Sewerage and Disposal, say $100,000 $ 600 per household • Under the provisions of the Victorian Water Act, 1988, the Murray I Goulburn factory cannot be compelled to join a sewerage scheme. Their current system which comprises aerated lagoons and irrigation to land is in comphance with the Environmental Protection Authority licence. I WATER • The current chlorinated reticulated water system pumped from the Kiewa I River is approaching capacity in terms of available storage. There is currently a spare capacity for another 40 allotments to be serviced without major augmentation of the existing system. The current pumping I times could be increased at a cost to deliver increased water reqwrements for additional households in the townships. The priority of the Lower Kiewa Water Board is the construction of a new 5MI reservoir costing I approximately $300,000 to cater for the ultimate population of 700 persons in 10 years time. DRAINAGE I • Basic town drainage and outfall schemes are already in place. Construction of any new drainage system should preferably be I undertaken in conjunction with construction of any new sewerage scheme with the system phased to commence construction from the downstream pipe and continue construction upstream as funds become available. Cost estimates for a drainage scheme in Tangambalanga, based on existing I developed areas, would be in the order of $490,000. I I I I I I 33

3. Implementation of the Structure Plan and Services Review for Kiewa/ I Tangambalanga lies with the responsibility of a number of key agencies. In respect of the Structure Plan, the prime responsibility rests with the Shire of Yackandandah to monitor change and undertake the necessary statutory land use I. changes if and when required. Assistance and support could come from the Albury-Wodonga Region Planning Advisory Committee or the Department of Planning and Housing if required. In respect of the current services review which is aimed towards the development of a strategy, especially for sewage, the I prime responsibility lies with the Lower Kiewa Water Board in conjunction with the Shire of Yackandandah. The Lower Kiewa Water Board currently has full statutory responsibility for all of the water functions within its district. The I Department of Water Resources has advised that if a sewage scheme was to be implemented for Kiewa/Tangambalanga, either the Lower Kiewa Water Board or the Shire of Yackandandah would need to submit a proposal. The initiation of any sewerage strategy by the Lower Kiewa Water Board or the Yackandandah I Shire Council, or both, would need to be cognisant of the views of the residents of Kiewa/Tangambalanga as well as the current statutory changes regarding the I rationalisation of water boards in the Wodonga sub-region. I I I I I I I I I I I I I I. I REFERENCES (1) Meldrum Burrows and Partners, 1986. Shire of Yackand~lOdah Northern Areas I Planning Strategy (2) Gutteridge Haskins & Davey Pt),. Ltd., 1991, Provision of Services - Preliminary Investigation, Coulston SubdivisiOn (unpublished) I (3) Septic Tank Code of Practice, Department of Water Resources, 1990. (4) Shire of Yackandandah - Design Report on Tangambalanga Outfall Drain - I GHD March 1981. ~. . (5) Lower Kiewa Water Board - Asset Management Manual Report No.2 Volume 1 I - Water Supply System - GHD March 1988 (Revised). I I I I I I I I I 'I I I I I I I I I "I I I I I ATIACHMENT A I I I I I I I I I I I I I Attachment A- I I "I I I I I I I I I

I TYPICAL LAYOUT - PLAN" SCALE 1:5000

I 1 -" FACUL TATIVE LAGOON 2,3,4 - MATURATION LAGOONS I

I YACKANDANDAH COUNCIL I ALBURY -WODONGA REGION PLANNING ADVISORY COMMITTEE I KIEW AITANGAMBALANGA SERVICING STRATEGY SEWAGE I DRG. NO. 8070-01-J I