Reports PLP168/20

Chris Smith - TES

SPECIALISING IN SUBDIVISION PROJECT MANAGEMENT AND DESIGN

Planning Report Buddhist Monastery

595 Seymour-Pyalong Road, Hilldene July 2020 Ref: 20083 This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning Applicant: process under the Planning and Environment Act 1987. This document Nigromust not bedharama used for any purposeForest which Monastery may breach any copyright.

Level 1 135 Fryers Street, Shepparton, Vic, 3630 Telephone (03) 5820 7700 Facsimile (03) 5822 4878

■ Visiting Offices: ■ Shop 3, 11-13 Sydney Street, Kilmore, Vic. 3764 ■ Ph: (03) 5781 1939 ■ Suite 3, 33 Nish Street, Echuca, Vic. 3564 ■ Ph: (03) 5482 9100

Document Ref: 20083_R_Monastery, 595 Seymour-Pyalong Rd, Hilldene_230620

Contents Buddhist Monastery 595 Seymour-Pyalong Road, Hilldene

1 INTRODUCTION ...... 1

2 SUBJECT LAND & SURROUNDING CONTEXT ...... 2

3 PROPOSAL & PLANNING PERMIT TRIGGERS ...... 4

4 MITCHELL PLANNING SCHEME ...... 5 4.1 Planning Policy Framework ...... 5 4.2 Local Planning Policy ...... 8 4.3 Farming Zone...... 11 4.4 Vegetation Protection Overlay 1...... 14 4.5 Erosion Management Overlay ...... 15 4.6 Bushfire Management Overlay ...... 15

5 PARTICULAR PROVISIONS ...... 16 5.1 Signs (Clause 52.05)...... 16 5.2 Car Parking (Clause 52.06) ...... 16 5.3 Native Vegetation (Clause 52.17) ...... 18 5.4 Bicycle Facilities (Clause 52.34) ...... 20 5.5 Bushfire Planning (Clause 53.02) ...... 20

6 CONCLUSION ...... 20

This document is produced by Chris Smith & Associates Pty. Ltd. for the purposes of applying for a Planning Permit in accordance with the terms of engagement with the client. Chris Smith & Associates Pty. Ltd. does not and shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance by any third party on the content of this document.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene

1 Introduction

This report is prepared on behalf of Nigrodharama Forest Monastery Ltd in support of a planning application for the use and development of the land at 595 Seymour- Pyalong Road, Hilldene for a Monastery. The proposal is largely a re-purposing of the existing dwelling on the property for the purpose of a small Buddhist monastery. For this application, the proposed land use is a ‘Monastery’ – being an innominate use – rather than a Place of Worship listed under Clause 73.03. This is discussed further within the report. In terms of the physical extent of the development, the applicant seeks to add an 83.5sqm (16.7m x 5m) prayer hall extension to the north-west of the existing dwelling. The existing dwelling will continue to be used for a dwelling – to accommodate the monks and lay residents that will look after the monastery and the wider property.

Proposed prayer hall

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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.Figure 1. Site Plan image of proposal Illustrating the existing dwelling (blue) and proposed extension (outl-.iln,.00.outlined in yellow) The proposal seeks approval for a monastery that would have a patronage as per below during the typical week-to-week operations, with variable numbers as outlined – subject to days and special events: • Five (5) resident monks • Two (2) Anagarika/lay residents • Twenty (20) visitors

The Monastery will be open from Monday to Friday 8.30am to 12.00pm (noon) and will have a maximum of ten (10) visitors during the week.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 1

On weekends, the Monastery will be open 8.30am to 12.00pm (noon) with a maximum of twenty (20) visitors In addition to the typical weekly operations listed above, the Monastery could potentially operate on special occasions – which would be limited to no more than three (3) Buddhist holidays per year. On these occasions it is envisaged that the Monastery would host a visiting teacher from overseas for a weekend, operating from 8.30am to 2pm. On these occasions, there would be no more than fifty (50) people on the site. The proposal does not include the removal of any native vegetation. The subject site has been chosen expressly because of its inherent natural values – which will be preserved and actively managed by the resident monks at the Nigrodharama Forest Monastery. As part of the monastery’s operation at the site, the monks and guests will tend to the existing vegetation and promote land management practices, including revegetation, weeding and remediation of any environmental degradation. It is submitted that a detailed land management plan could be conditional upon the sought permit – which will provide Council with a prescriptive overview of timeframes and detailed environmental management. However, as the monastery is a not-for- profit organisation that relies on donations, it is submitted that this could be required as a Condition once the scope of planning approval is known.

2 Subject Land & Surrounding Context

Property Summary Address: 595 Seymour-Pyalong Road, Hilldene Land Area: 16.72 ha Land Description: Crown Allotment 12H, Section B, Parish of Lowry Certificate of Title: This copied document isVol. made 8331, available Fol. 737 for the sole purpose Municipality:of enabling its considerationMitchell & review as part of a planning process under the Planning and Environment Act 1987. Council Property No. 104092 This document must not be used for any purpose which may breach any copyright. Planning Provisions

• Farming Zone (FZ)

• Bushfire Management Overlay (BMO)

• Erosion Management Overlay (EMO) – partial

• Vegetation Protection Overlay (VPO1) – partial Other applicable regulatory controls:

• Area of Aboriginal Cultural Heritage Sensitivity – partial

• Designated Bushfire Prone Area

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 2

Land Description The subject land is located to the eastern side of Seymour-Pyalong Road, a local collector road managed by the Mitchell Shire that connects the towns of Seymour and Pyalong. The extent of this road is generally between the Northern and Hume Highways. The site is an irregularly shaped parcel with an area of approximately 16.7ha. The road frontage along the western boundary to Seymour-Pyalong Road totals approximately 761m at variable bearings as the road arcs around the site. Topographically, the land contains a general fall to the north-west property boundary where the site fronts Seymour-Pyalong Road. The site is largely covered with established vegetation – approximately 11.5ha of the site would be considered forest vegetation – which is reflected in the application of the Bushfire Management Overlay across the entirety of the property. There are two (2) prominent areas where vegetation has been cleared on the subject site – in the north of the property and the south-east corner – where the existing dwelling is located.

Figure 2. Site Context Map (Source: VicPlan) Showing subject land and surrounding area (subject land outlined in red)

Surrounding Context The subject land is approximately 9km south-west of the Seymour township and 6km west of the Hume Freeway. The site is adjacent to cleared faming land to the south and west, whilst the land immediately north and east of the site is established box ironbark forest. Sugarloaf Creek is located approximately 300m to the south east of the property and provides a major tributary, along with Sunday Creek, to the Goulburn River – where they meet at Seymour.

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3 Proposal & Planning Permit Triggers

It is proposed to use and develop the land for a Buddhist Monastery – as an extension to the existing dwelling on the subject site. The site will be managed in accordance with the natural values of the site as part of the forest monastery.

Categorisation of Land Use: Monastery vs Place of Worship In considering the most appropriate categorisation of the proposed use under the provisions of Clause 73.03 – a Place of Worship is the best-suited description – which provides for “land used for religious activities, such as a church, chapel, mosque, synagogue, and temple”. However, whilst the above land use largely encompasses the proposed land use, it does not necessarily reflect the entire nature of the Monastery. To this end, we cite (Hadley v Yarra Ranges SC & Anor [2002] VCAT 921 (2 September 2002)) which identifies that the multi-faceted nature of a Buddhist Monastery can encapsulate elements of a Place of Worship, Education Centre and as a Residence for monks Accordingly, it was determined that the land use of a Monastery is not adequately defined within the VPPs and should therefore be considered an innominate use under the consideration that a Monastery is defined as: “… a community of people who live a communal life in a place (which can also be referred to as a monastery), in seclusion or semi-seclusion from the world in pursuance of a common religious purpose and lifestyle.”

Permit Triggers Farming Zone The proposed Monastery falls under the umbrella of “any other use” in Section 2 of the landThis use copied table udocumentnder Clause is made 35.07 available-1 of the forFarming the sole Zone. purpose Accordingly, a Planning Permitof is enabling required itsto considerationUse the land for & reviewa Monastery as part. of a planning Further, processas the proposal under thealso Planning involves andthe developmentEnvironment ofAct the 1987. subject land, a permit is also requiredThis under document Clause must35.07 not-4 forbe Buildingused for and any Works purpose associated which may with a Section 2 Use. breach any copyright. Bushfire Management Overlay As noted above, the proposed Monastery encapsulates facets of Accommodation and Place of Assembly. Accordingly, it is considered prudent that a Planning Permit is triggered under Clause 44.06-2 for Buildings and Works associated with the aforementioned Land Uses within the Bushfire Management Overlay.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 4

4 Mitchell Planning Scheme

The proposed use has been assessed against the Clauses of the Mitchell Planning Scheme considered relevant to the application, specifically: 12 Environmental and Landscape Values 13 Environmental Risks 14 Natural Resource Management 15 Built Environment and Heritage 16 Housing 18 Transport 21.03 Environmental and Landscape Values 21.04 Environmental Risks 21.05 Natural Resource Management 21.07 Housing 35.07 Farming Zone 42.02 Vegetation Protection Overlay – Schedule 1 44.01 Erosion Management Overlay 44.06 Bushfire Management Overlay 52.05 Signs 52.06 Car Parking 52.17 Native Vegetation 52.34 Bicycle Facilities 53.02 Bushfire Planning 65 Decision Guidelines

4.1 Planning Policy Framework

12.01-1S Protection of biodiversity

•This “To copied assist document the protection is made and conservationavailable for theof Victoria’s sole purpose biodiversity” of enabling its consideration & review as part of a planning The proposedprocess forest under monastery the Planning has and been Environment designed to Act harmonise 1987. with the existing biodiversity This on thedocument property. must Whilst not be the used proposal for any will purpose require which the removal may of some vegetation to providebreach defendableany copyright. space subject to Clause 53.02, the remainder of the site will be actively preserved and it is the intention of the Nigrodharama Forest Monastery to ensure that biodiversity is promoted. During the operation of the site for a monastery, the monks, residents and guests will actively maintain and plant native vegetation – as it is a major facet of the proposed monastery. The proposal will include environmental management as one of the fundamental tenets of Buddhism, with the site having been expressly chosen to its inherent environmental value. Accordingly, it is the proponent’s intention to undertake environmental improvements as a by-product of using the land for a monastery.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 5

Clause 13.02-1S Bushfire planning This policy applies to land that is within a designated bushfire prone area and Bushfire Management Overlay and has the stated Objective to: • “To strengthen the resilience of settlements and communities to bushfire through risk-based planning that prioritises the protection of human life.” The application is accompanied by a Bushfire Management Statement prepared by Dean Putting of Yarra Valley BAL Assessments. In considering the proposal against the Regional, Local and Site context, the risk to bushfire can be satisfactorily mitigated through avoidance of activity on the during high risk bushfire periods. This BMS addressed the considerations of 13.02-S as an extension of the more strenuous requirements of Clause 53.02.

13.04-2S Erosion and landslip Clause 13.07-1S Land use compatibility • “…safeguard community amenity while facilitating appropriate commercial, industrial or other uses with potential off-site effects.” Although the subject site is partially within land affected by the Erosion Management Overlay – the proposal does not seek to actively use or develop the EMO-burdened portion of the site for the proposed monastery. Further, there does not appear to be any advanced erosion on the site and the property contains extensive tracts of established vegetation that further reduce the risk of landslip or erosion. The cleared areas where development is proposed are not identified as being prone to erosion.

14.01-1S Protection of agricultural land

•This “To copied protect document the state’s is agricultural made available base forby thepreserving sole purpose productive farmland” Althoughof enabling the site is its within consideration the Farming & review Zone, asit has part never of a been planning used for any land uses that couldprocess be perceived under theas ‘productivePlanning and agriculture’ Environment – this Act is reflected1987. by the extensive remnant vegetationThis document on the site.must not be used for any purpose which may breach any copyright. Accordingly, it is unlikely that agriculture would occur on the site – nor is it considered likely that a planning permit would be issued to remove the remnant vegetation required to facilitate the use of the land for conventional agriculture on the site.

14.02-1S Catchment planning and management

• “To assist the protection and restoration of catchments, water bodies, groundwater, and the marine environment.” The proposal involves the expansion of an existing dwelling for a monastery – the proposal will utilise the existing septic system and/or upgrade to meet current standards. To demonstrate the suitability of the site for any prospective effluent upgrades, and Land Capability Assessment has been prepared by Ground Science to

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 6

demonstrate that the proposed ‘intensification’ of effluent would not detrimentally impact the surrounding catchment – noting the site’s proximity to nearby watercourses and Sugarloaf Creek.

14.02-2S Water quality

• “To protect water quality” The proposed effluent system would be suitably set back (i.e. greater than 60m) from the nearest watercourses to ensure that effluent does not contaminate existing groundwater.

15.01-6S Design for rural areas

• “To ensure development respects valued areas of rural character.” The proposed development amounts to a 5m by 17m, single storey extension to an existing building. The proposed development would be well set back from the nearest frontage and would be heavily obscured by the established vegetation on the property and the surrounding area.

15.03-2S Aboriginal cultural heritage

• “To ensure the protection and conservation of places of Aboriginal cultural heritage significance.” A small sliver of the property’s southern boundary is identified as being within an area of potential cultural heritage sensitivity. Although the proposal would be considered a High Impact Activity, there are no physical works proposed within or near this area – thus the proposal does not require a CHMP.

16.01-5S Rural residential development This copied document is made available for the sole purpose • “To identify land suitable for rural residential development” of enabling its consideration & review as part of a planning The subjectprocess land currentlyunder the supports Planning rural and residential Environment land Act use 1987. – which the proposal will functionallyThis provide document a continuation must not of. be The used focus for ofany this purpose application which is maycentred around the broadenedbreach scope anyof operations copyright. associated with the monastery.

18.02-4S Car parking

• “To ensure an adequate supply of car parking that is appropriately designed and located.” The proposed use of the land for a monastery is an innominate land use (i.e. a use that is not defined under Clause 73.03) and therefore no car parking rates are prescribed for the proposal. Nevertheless, appropriate car parking has been provided in light of the anticipated demand – with much of this car parking space to be ‘informal’ needs-based parking, noting that the site has adequate cleared area in proximity to the monastery.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 7

4.2 Local Planning Policy

21.03-1 Biodiversity The subject site is entirely within the EVC for remnant Box Ironbark Forest – which is reflected in the vegetation composition that can be found on site and the adjoining property. Local policy dictates that planning is: • “To protect and enhance indigenous flora, fauna and habitat” The proposed monastery is to be intrinsically linked with the established habitat on the property and is intended to provide the monks with an opportunity to commune with the natural environment. This will also extend to the management of this environment to provide a harmonious relationship that will support the strategies of planning to: • “Revegetate and connect bio-links, including along watercourses. • Protect high quality native vegetation and habitat for native animals. • Control declared and environmental pest plants and declared pest animals. • Identify and document remnant vegetation, biodiversity assets and wildlife corridors. • Improve the connectivity and long term security of indigenous habitats and species.”

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Figure 3. EVC Mapping of site and surrounding area (remnant EVCs shown)

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 8

21.04-3 Soil degradation

• “To ensure that the use and development of land does not cause significant land disturbance” Although part of the subject site is within the Erosion Management Overlay – the focus of this application is to occur on cleared land that does not exhibit any signs of landslip or soil degradation. The proposed monastery will utilise the existing access track/driveway and will not create any erosion management issues. The proposed development will occur on land directly adjacent to the existing dwelling.

21.04-5 Bushfire

• “To minimise the risk to life, property and the environment from bushfire.” The proposal is accompanied by a Bushfire Management Statement that includes an Emergency Management Plan. This EMP includes risk mitigation measures for times of heightened bushfire risk, as well as prescribing best practice for gatherings on the site during all times of the year – including times that are not considered to be ‘high- risk’ bushfire conditions.

21.05-1 Agriculture

• “To ensure that the use, development or subdivision of land is not prejudicial to agricultural enterprises or to the productive capacity of the land • To support the diversification of agriculture, the development of agro-forestry and the processing of agricultural products grown within the municipality. • To encourage and promote environmentally sustainable management of land, water and biological resources.” In considering the proposal against the relevant local objectives for agriculture (above), the subject site is unlikely to remove or prejudice existing or future agricultural land – as outlined elsewhere within this report. This copied document is made available for the sole purpose The proposedof enabling monastery its consideration will promote & review environmental as part of management a planning of the site – with ongoing processmanagement, under pest the Planningcontrol and and reve Environmentgetation to ensureAct 1987. that the land does not fall into a state of environmental neglect. This document must not be used for any purpose which may Finally, whilst thebreach surrounding any copyright. area contains genuine farming land, there are sizeable tracts that have been set aside for non-agricultural land uses within the immediate vicinity.

21.05-2 Water

• “To improve the quality of water in waterways and catchments • To ensure that surface and ground water quality is not adversely affected by development.” The proposed use and development is supported by the appended Land Capability Assessment prepared by Ground Science which demonstrates that the increase in septic requirements will not present an undue environmental risk. Any increases will be readily contained within the proposed effluent field outlined within the LCA. 20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 9

21.07-2 Rural living development

• “To ensure that farming operations in the Farming Zone are not adversely constrained by the inappropriate construction or siting of dwellings in nearby areas.” The subject site contains an existing dwelling, which the proposed prayer hall will be an extension of (see the below image for location). Accordingly, there would be no loss of agriculturally or environmentally significant land to enable the proposed development.

This copiedFigure document 4. Proposed is Development made available Site (including for the proposed sole purpose car parking spaces) 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.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 10

4.3 Farming Zone

The subject site at 595 Seymour-Pyalong Road, Hilldene is wholly within the Farming Zone. The relevant objectives of the Farming Zone are: • To provide for the use of land for agriculture. • To encourage the retention of productive agricultural land. • To ensure that non-agricultural uses, including dwellings, do not adversely affect the use of land for agriculture. • To encourage the retention of employment and population to support rural communities. • To encourage use and development of land based on comprehensive and sustainable land management practices and infrastructure provision The Farming Zone is the default zone for private land within rural Victoria, and as such does not necessarily reflect land that is suitable for agricultural pursuits – in which instance, land uses compatible with nearby agriculture or environmental management are strongly supported by the provisions of the Planning Scheme. Mindful of the purpose of the Farming Zone, the proposal has been assessed favourably against each of the relevant decision guidelines of the Farming Zone, as set out within the provisions Clause 35.07-6 of the Mitchell Planning Scheme.

1595 5EYMOUR-PYALONG ROAD HILLDENE 3660

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J-fA ·- B.PP2~ M-A,PPJOfS 68-A PP:,Of!J 1"000 v Go Zone Map. Site and surrounding area within the Farming Zone Clause 35.07 sets out the decision guidelines for applications within the Farming Zone – which are set out and responded to below: General issues

• Any Regional Catchment Strategy and associated plan applying to the land. • The capability of the land to accommodate the proposed use or development, including the disposal of effluent. • How the use or development relates to sustainable land management.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 11

• Whether the site is suitable for the use or development and whether the proposal is compatible with adjoining and nearby land uses. • How the use and development makes use of existing infrastructure and services. The proposed development area is not affected by any mapped flood-prone land. Accordingly, the use and development is unlikely to have any adverse impact on floodplain management. As the use and development is anticipated to generate an increase in effluent from the existing dwelling a Land Capability Assessment has been prepared to ensure that wastewater can be treated and contained on site. The development is setback well away from the nearest boundaries so as to limit any potential adverse impacts on productive agricultural uses or landscape amenity, either on the subject land or off-site. From a land use context perspective, in the immediate vicinity of the subject site – several of the adjoining properties neighbouring the subject site are currently being used for non-agricultural land uses. Most notably, the Commonground retreat and conference venue, as well as rural living/environmental lifestyle properties to the north and north-east. Agricultural issues and the impacts from non-agricultural uses

• Whether the use or development will support and enhance agricultural production. • Whether the use or development will adversely affect soil quality or permanently remove land from agricultural production. • The potential for the use or development to limit the operation and expansion of adjoining and nearby agricultural uses. • The capacity of the site to sustain the agricultural use. • The agricultural qualities of the land, such as soil quality, access to water and access to rural infrastructure. • Any integrated land management plan prepared for the site. The proposal has been carefully designed to ensure that it will complement existing agriculture within reason. The use of the land for a monastery will be a low-impact use andThis has copied been carefully document sited is madeto avoid available any adverse for the impact sole purpose upon rural infrastructure or productivity.of enabling its consideration & review as part of a planning The site processitself is not under considered the Planning to be conduciveand Environment to agricultural Act 1987. production – therefore, compatible Thisnon- agriculturaldocument mustland usesnot be such used as thefor anyproposed purpose Monastery which may are considered to be supportedbreach by planning any copyright. policy pertaining to protection of agricultural land – as it directs development pressure for such land uses away from land that would otherwise be used for agriculture. Environmental issues

• The impact of the proposal on the natural physical features and resources of the area, in particular on soil and water quality. • The impact of the use or development on the flora and fauna on the site and its surrounds. • The need to protect and enhance the biodiversity of the area, including the retention of vegetation and faunal habitat and the need to revegetate land including riparian buffers along waterways, gullies, ridgelines, property boundaries and saline discharge and recharge area.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 12

• The location of on-site effluent disposal areas to minimise the impact of nutrient loads on waterways and native vegetation. As part of the use of the land for a monastery, the site would be maintained to ensure environmental conditions are improved, whether through weeding, pest control or other remedial measures. Design and siting issues

• The need to locate buildings in one area to avoid any adverse impacts on surrounding agricultural uses and to minimise the loss of productive agricultural land. • The impact of the siting, design, height, bulk, colours and materials to be used, on the natural environment, major roads, vistas and water features and the measures to be undertaken to minimise any adverse impacts. • The impact on the character and appearance of the area or features of architectural, historic or scientific significance or of natural scenic beauty or importance. • The location and design of existing and proposed infrastructure including roads, gas, water, drainage, telecommunications and sewerage facilities. • Whether the use and development will require traffic management measures. From a built form perspective, the proposed extent of physical development is equivalent to a house extension. Visibility of the site from the public realm and surrounding properties will be heavily screened via the substantial tracts of existing native vegetation.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 13

4.4 Vegetation Protection Overlay 1

The western frontage of the subject site is within the Vegetation Protection Overlay – which serves the purpose of providing additional planning consideration for native vegetation. In this instance, the VPO1 is used to control removal of native vegetation along Council-managed roads that would otherwise be at risk of removal due to the access exemptions of Clause 52.17. The proposal will use the existing crossover from Seymour-Pyalong Road (see below figure) and will not require the removal of any vegetation to facilitate access.

Overlay Map 1. Vegetation Protection Overlay

Figure 4. Existing Crossover from Seymour-Pyalong Road

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 14

4.5 Erosion Management Overlay

Approximately 4.5 hectares of the subject site lies within the Erosion Management Overlay (EMO) – however, the proposal does not seek any use or development within the EMO-affected portion of the subject land. Accordingly, a permit is not triggered under the provisions of Clause 44.04 (Erosion Management Overlay). As a matter of context, the proposal is considered to be a relatively low-impact use and will, for the most part, utilise existing infrastructure on the subject land – such as the existing driveway and building footprint. Accordingly, the risk of landslip and/or degradation is considered to be low as a result of the proposal.

595 SEYMOUR-PYALONG ROAD HILLDENE 3660 X

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This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning v Go process under Overlaythe Planning Map 2. Erosionand Environment Management OverlayAct 1987. This document must not be used for any purpose which may breach any copyright. 4.6 Bushfire Management Overlay

The proposal seeks planning approval for use and development of land associated with a Monastery. However, as a Monastery is an innominate use under the Planning Scheme it is not a prescribed land use that can be nested. Accordingly, the proposal considers the subsets of the Monastery – being Accommodation and Place of Assembly – accordingly, the proposed development triggers a planning permit and the application design considerations of Clause 53.02. Further, the application requirements of Clause 44.06-3 are addressed in the attached BMS.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 15

5 Particular Provisions

5.1 Signs (Clause 52.05)

NIGRODHARAMA FOREST MONASTERY 595 Seymour-Pyalong Road Hilldene Vic

Figure 5. Proposed Property Nameplate Clause 52.05 applies to the development of land for signs – the subject site is within the Farming Zone, which is a Category 4 Zone and identified as ‘Sensitive areas’. The proposal does not include any signage as would be defined under the Clause 52.05 or 73.02 which would be subject to the requirements of the Planning & Environment Act. The proposal includes a nameplate that would be affixed to the fencing along the property’s frontage. This is common practice for rural properties and is best evidenced by the larger farms and horse studs within the northern Mitchell Shire area. As a result of pre-application discussions with Council, we attach a similar matter within the Macedon Ranges that illustrates Council concurred with this position. In this instance Council endorsed the plans including the property nameplate to avoid confusionThis copied as to documentthe nameplate’s is made status. available for the sole purpose The nameplateof enabling will its not consideration be illuminated & review or contain as part any of moving a planning parts or otherwise that would renderprocess the undersign to the be Planningof significant and visual Environment impact. Act 1987. This document must not be used for any purpose which may breach any copyright. 5.2 Car Parking (Clause 52.06) As the proposal seeks planning approval for the establishment of a new use, it triggers assessment against the provisions of Clause 52.06, which seeks: • To ensure the provision of an appropriate number of car parking spaces having regard to the demand likely to be generated, the activities on the land and the nature of the locality. • To ensure that car parking does not adversely affect the amenity of the locality. • To ensure that the design and location of car parking is of a high standard, creates a safe environment for users and enables easy and efficient use. The requirements of Clause 52.06 apply to applications for a new use – as the proposed Monastery is not a listed use, to ensure adequate provision of car parking

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 16

spaces this application has considered the contributary uses that comprise the Monastery, namely: • Place of Assembly (requires 0.3 spaces for patron); and • Accommodation (assuming the car parking rate of two (2) spaces for a three (3) bedroom dwelling) Parking Calculations

In consideration of the proposed use, the following calculations are provided for Council’s reference: “Day-to-day” operations (maximum of twenty (20) patrons) • Place of assembly – 20 persons x 0.3 parks per person = 6 car parks • Accommodation (existing three-bedroom dwelling) = 2 car parks Total car space requirement = 8

“Special occasions” (maximum three times per year, no more than fifty (50) patrons) • Place of assembly – 50 persons x 0.3 parks per person = 15 car parks • Accommodation (existing three-bedroom dwelling) = 2 car parks Total car space requirement = 17 Car parking provided

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This copied document is made available for the sole purpose 1 LMHG of enabling its consideration & review as part of a planning~ process under the Planning and Environment Act 1987. This document must not2 be used for any purpose which may

breach any copyright. COR~OOR [M 5 Car spaces 3 (2.4m x 4.9m)

Figure 6. Proposed car parking adjacent to monastery Overflow parking shown on site plan appended to report 20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 17

The proposal includes five (5) spaces adjacent to the dwelling – as shown in the above figure. The proposal also includes twelve (12) informal car parking spaces within the cleared area to the south-west of the proposed monastery. Therefore, the proposal meets the requirements of Clause 52.05 and has scope for additional informal car parking – accordingly, this application does not seek a reduction in the car parking requirement. General car parking considerations

The anticipated built of form the proposed access and car parking areas will be reflective of the monastery’s desire to uphold the rural amenity and character of the site – therefore, the proposal would not include any sealed or line marked carparks. Despite the anticipated maximum residency of five (5) monks, the nature of the monks’ day-to-day activities necessitates that they don’t have personal cars and are reliant on charity for lifts in and out of town for essentials. Accordingly, the burden on car parking is considerably less than a conventional living arrangement.

5.3 Native Vegetation (Clause 52.17) The proposal does not include any removal of native vegetation that triggers provisions of Clause 52.17 – the site has been previously cleared as part of the original development of the site for the existing dwelling. Further, the bushfire management exemptions (Clause 52.12) preclude the application or consideration of any provision of Clause 52.17 where defendable space is required to be provided in accordance with Clause 53.02.

Figure 7. Regrowth Vegetation in the vicinity of the overflow car parking area Photo taken from existing driveway, facing south

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Development area

The proposed building extension area has been long-cleared as a result of the establishment of the land for a dwelling. The proposed 83sqm prayer hall will be clear of any vegetation and any requirements for defendable space will be in accordance with Clause 53.02 and would not be subject to planning approval. Car parking areas

The proposed car parking area has been located in a clearing that will be clear of any established native vegetation – as shown in the above photo. There is some regrowth vegetation which is clearly less than 10 years of age. If Council holds any reservations, it is submitted that this could be addressed through suitable planning permit conditions via feature survey, detailed design and/or vegetation audit. Access/driveway

The site has established access (see below figure) and no established vegetation would be removed for access– thus, potential vegetation impacts are mitigated. The appended Bushfire Management Statement has affirmed that this access is suitable for the purposes of CFA access requirements – as per Clause 53.02.

Figure 8. Existing driveway – all-weather road clear of native vegetation

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 19

5.4 Bicycle Facilities (Clause 52.34) Pursuant to Clause 52.34-1: • “A new use must not commence or the floor area of an existing use must not be increased until the required bicycle facilities and associated signage has been provided on the land. • Where the floor area occupied by an existing use is increased, the requirement for bicycle facilities only applies to the increased floor area of the use.” The proposed use of the land as a Monastery is not a listed land under Table 1 to 52.34-5; however, as a rule-of-thumb, the application has considered the provisions associated with a Place of Assembly, which requires one (1) bicycle space per 1,500sqm. In considering the rural nature and setting of the site, it is highly unlikely that there would be any visitors to the site that would ride a bicycle. If there was such an occasion, there is extensive area on the site that would allow for informal bicycle storage in accordance with the standards prescribed in Clause 52.34-6.

5.5 Bushfire Planning (Clause 53.02) The proposal is accompanied by a Bushfire Management Statement that has assessed the proposal against Clause 53.02 and provided recommendations consistent with defendable space, access, water supply – these can be provided to the satisfaction of the Relevant Authority – in this instance, the CFA

6 Conclusion

The proposed land use is allowable under the provisions of the zone and is consistent with the established context of the surrounding rural area. In summary, it is submitted / understood that the proposed use: • will be managed in a tidy and orderly manner and will maintain reasonable hours Thisof copiedthe day. document is made available for the sole purpose of enabling its consideration & review as part of a planning • will not cause off-site visual or noise amenity impacts to adjoining properties, process under the Planning and Environment Act 1987. especially residents to the north and west of the property. This document must not be used for any purpose which may • will providebreach for enviroany copyright.nmental management of an existing rural allotment that contains substantial biodiversity value. • has been suitably sited to ensure onsite and adjoining properties are not affected by the proposed use of the land. • is suited to the subject land’s location with nearby main road access. • promotes the economic growth of the Mitchell Shire. It has been demonstrated that this application meets the relevant policies, land use purposes and provisions of the Mitchell Planning Scheme. Therefore, it is respectfully requested that a planning permit, as applied for, be issued.

20083 – Buddhist Monastery, Seymour-Pyalong Road, Hilldene Page 20 Chris Smith ■ CIVIL ENGINEERS ■ LAND SURVEYORS & ASSOCIATES ■ URBAN & REGIONAL PLANNERS ■ PROJECT MANAGERS ABN 14 627 882 064

■ Level 1, 135 Fryers Street, Shepparton, VIC, 3630 ■ Ph: (03) 5820 7700 ■ Fax: (03) 5822 4878 ■ www.csmith.com.au 25 September 2019 Our Ref: 17088 The Planning Manager Macedon Ranges Shire Council Via Email: [email protected]

Application for Approval of Plans Required to Satisfy Permit Conditions Planning Permit PLN/2016/424 Use and Development of Land of Sand Extraction (and other associated matters) 609 Tooborac Road, Lancefield (Lots 1 & 2 on TP599819) Beth Eden Pty Ltd

We refer to the abovementioned planning permit that was issued by the Shire on 15 September 2017 under Order of VCAT.

This application and supporting documentation supersede all previously submitted applications in relation to this permit

Specifically, we now seek approval of the following Plans to satisfy permit Conditions. Please find attached herewith: • Locality Plan (CS&A Drg No. 17088/01; Rev. 3; 2 sheets), showing location of extraction site and access route to access site from Tooborac Road, as well as detail of Works Authority sign, property name plates and entrance light poles. • Site Plan (CS&A Drg No. 17088/02; Rev. 3), showing: • Adjusted Dam Capacity, as required by Condition 1. a) • Employee car parking, as required by Condition 1. b) & 7. r) • Tree Protection Zone (TPZ), as required by Condition 1. c) • Truck Wheel Wash, as required by Conditions 1. f) & 9. • Dam Capacity Calculations This copied document, by is CS&Amade, available(project No.17157; for the sole 6 ppurposeages), as required by Condition 1. a) of enabling its consideration & review as part of a planning • Creation of Easementprocess under instrument the Planning AR898171Q and Environment and Extract Act from 1987. Registrar of Titles; demonstrating thatThis the document carriageway must easement not be used over for Lot any 2 on purpose TP5998 which19L has may been created in favour of Lot 1 on TP599819Lbreach any, ascopyright. required by Condition 1. d) • Site Rehabilitation Plan, by Practical Ecology, May 2018, as required by Conditions 1. e) & 5. (‘Vegetation Establishment and Rehabilitation Plan’) • Certificate of Title Vol. 12099; Fol. 710; demonstrating that the carriageway easement over Lot 1 on TP131350C has been created in favour of Lot 1 on TP599819L, as required by Condition 3 • Offset Management Plan (OMP), by Practical Ecology, August 2019 (to address the loss of vegetation via a first party); we note that this does not completely satisfy Condition 23 and offset evidence will be required before the vegetation is removed. • Vicroads letter dated 2.3.2018, advising the functional layout plan – as required under Condition 24 a) – has been assessed and meets the permit requirement.

Visiting Offices: ■ Shop 3, 11-13 Sydney Street, Kilmore, Vic. 3764 ■ Ph: (03) 5781 1939 ■ Suite 3, 33 Nish Street, Echuca, Vic. 3564 ■ Ph: (03) 5482 9100

Condition 35 (a) DEDJTR has requested the wording of Condition 35 (a) be amended to reference the relevant acts, which would substitute the “Mineral Resources (Sustainable Development) Act 1990” into the permit, rather than the “Extractive Industries Development Act 1995” cited in the original permit. Therefore, Condition 35 (a) is to read as follows: “If the Work Authority for the use and development issued under the provisions of the Mineral Resources (Sustainable Development) Act 1990 is cancelled in accordance with Section 24

of this Act.” See attached email correspondence from Bob Disken of DEDJTR, confirming the request and providing the grounds. Please contact Mr Disken directly (by one of the means provided in the email) if you require any further details or confirmation. Accordingly, we request that this wording be corrected by the responsible authority under Section 71 of the Planning and Environment Act, 1987.

Plans for Endorsement Revised Plan of Signage, Name Plates and Entrance Lights The owner has installed lamps at the entrance to the property, as shown on the photo below. Although the installation of lighting is not (within itself) a permit trigger; the owner thought it prudent to inform the Shire of the lights and for them to be approved as part of the ancillary works allowed by the permit. Further, the owner has had an illumination test carried out on the lights to demonstrate that they are appropriate for the location and will not cause any road safety issues. Condition 3.3 of Work Authority WA006211 requires the WA holder to erect and maintain a legible sign at the entrance to the Work Authority. The attached Business Identification Sign meets this condition. Clause 52.05-10 of the Macedon Ranges Planning Scheme states a sign required by a statute or regulation does not require a permit, which exempts this sign. However, the sign details have been added to the Locality Plan for endorsement, to demonstrate how this condition on the works authority will be met. The owner also wishes to install a Property Name Plate (including address) on each side of the gateway to the BethThis copiedEden p roperdocumentty, as isshown made on available the attached for the Locality sole purpose Plan. Property name plates of various materials,of enablingconfigura tions,its consideration etc. are quite & commonreview as throughout part of a planning rural areas. It is submitted that these property nameprocess plates under do not the trigger Planning a planning and Environment permit as they Act 1987.are not a “sign” under the definitions in Clause 73.02.This Ndocumentevertheless, must in thenot namebe used of trafornsparency, any purpose the which owner may hereby advises the Shire of the name platesbreach and shows any copyright. them on the Locality Plan for endorsement.

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Photo of existing gates and lighting

As noted on the Plan, the sand extraction business identification sign and property name plates will be made of mild steel plate, with a natural rusted finish and laser-cut lettering (similar to the example image, below). They will be 2mm thick flat metal plate that will be mounted with screws onto the existing timber post and rail fencing, that is set back inside the property boundary.

Example image of rusted metal name plate with laser-cut lettering (source: Google Images)

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The top of the sign and name plates will be aligned with the top rail of the fence, that is approximately 1,150mm above the existing surface level. Accordingly, it is submitted that they will be in keeping with rural setting and will not cause any undue distraction or interruption to view lines along the road, that is undulating and heavily treed along the verge.

Please do not hesitate to contact our office should you have any queries in relation to this matter.

Yours sincerely,

Gary Steigenberger Director | Manager Planning [email protected] Direct: (03) 5820 7709 enc: as listed Doc No.: 17088_L_Cou_Plans To Satisfy Conds_300819

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~ pj Cl)

MITCHELLS RD

p rac Road Property Na.=_:....:.:= c.....::nLighting (: Lot 1, TP 599819 I Lot 2, TP 599819

This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning RD process under the Planning and Environment Act 1987. This document must not be used for any purpose which may breach any copyright.

ROAD

~ ~/'ifiiJJfiL I R ll.ancefi, I- iii_J !

f ~1 LI I) I I 8q g,~, H I \ 1 '~EtIELDI L ' 11 r I " Beth-Eden P/L. MACEDONRANGE SPLA.NNli\hr \OO!m Sand Extraction Licence 1 1 \ ~-~l'.~.l!l--,.:'-.~. ~-~. ;f,;;-<-,, PERMITNo . .f.~:.N\.~ ~-\!;~L(~.;:," ~t 1 609 Lancefield-Tooborac Road Nulla Vale This pl fies conditlc.. 1 Cl'ill EliGINE E~S I nm SURVCYORS an satis Locality Plan , \ 3 Proposed Access Road Signage 319119 URBAN I RE.GIOtl,,l,l P~NNER S PRO.Jt..CT t>'ll>I/ICJ£R5 I [ 'Yl:l I .' ,~~I IWI l~~sr111r I ~Iii PIW!lO~. Vii , ."Wi:VI No...... l.-~. . .. . 2 Prooosed Access Road 1511119 - ~ PH W.-1)S& 20 1 ll)O FAx: (°03! 5822 ~e1e www ~ ~ -•;•:un ~u Drawing No. 17088101 Rev. 3 - :) DEG ';fl19 1 Prop Access/Works Authority Bd y 13/7118 _ o 125 2SO 500 Detllilln~ Dr_, Shet-t Nci, 1 o/ 2 1708801,Jclwg ...... ·•· · 'J...... -~liY!lilOlil ...... DATE ZONE Col Rcigcrt- 17th N0Vombcr, 2017 G) c;:tttt1~ .lk. 1~821!18l 004 AJ Sc.ih! 1:25.DOO@ AJ Cht!~ Ga ry St11:"i9cnlM:rgi::r ~ASH 11 Date !...ufr,~:·1sed Officer ===--~ .Ji.i rf.."':~~~\'H;t;7J'RE App~ed r;lll hlCl t!H l nr ,,,t~rn i::11111~M1 ~ci~~llAl!lt :.:'1'1!1.Am..~t .,.,,_..~~ ◄:,li:tll1;,il •IWV,mh,:1~ 'SHEE\ I ~3 +lo!.01111tr111!111,1,11 1U• •-"' ll l ABN 31 105 704 078 13 Brock Street, Thomastown Victoria 3074 (P) +61 3 9464 4617 (F) +61 3 9464 4618 www.groundscience.com.au Ciround Science

LAND CAPABILITY ASSESSMENT

595 SEYMOUR-PYALONG ROAD, HILLDENE, VICTORIA

PREPARED FOR: NIGRODHARAMA FOREST MONASTERY INC. C/O CHRIS SMITH & ASSOCIATES

Report Reference: E2960.1 AA Date: 20 May 2020

ABN 31 105 704 078 13 Brock Street, Thomastown Victoria 3074 (P) +61 3 9464 4617 (F) +61 3 9464 4618 www.groundscience.com.au

PROJECT DETAILS Project Reference E2960.1 Rev AA Project Title Land Capability Assessment Project Location 595 Seymour-Pyalong Road, Hilldene State VIC Date 20 May 2020

CLIENT DETAILS Prepared for (Client) Nigrodharama Forest Monastery Inc. C/O Chris Smith & Associates Client Address Level 1, 135 Fryers St, Shepparton State VIC

DISTRIBUTION Original Held by Ground Science Pty Ltd One (1) Electronic Copy Nigrodharama Forest Monastery Inc. C/O Chris Smith & Associates

This document presents the results of the land capability assessment conducted for the above project and is detailed for the sole use of the intended recipient. Should you have any questions related to this report please do not hesitate to contact the undersigned.

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. PREPARED BY: This document must not be usedREVIEWED for any purpose BY: which may breach any copyright.

Jesse O’Connor, BBiolSc Ernie Gmehling Environmental Scientist Principal Consultant

Ground Science

TABLE OF CONTENTS 1. INTRODUCTION ...... 1 2. BACKGROUND ...... 1 3. OBJECTIVES ...... 1 4. REGULATORY GUIDELINES ...... 1 5. SITE DETAILS ...... 2 5.1 PROPOSED DEVELOPMENT...... 2 6. DESKTOP STUDY...... 2 6.1 SPECIAL WATER SUPPLY CATCHMENT ...... 2 6.2 GEOLOGY ...... 2 6.3 TOPOGRAPHY ...... 3 6.4 CLIMATE ...... 3 6.5 HYDROGEOLOGY ...... 3 6.6 SURFACE WATER ...... 3 6.7 FLOOD POTENTIAL ...... 3 7. SITE INSPECTION ...... 3 7.1 SETBACK DISTANCES ...... 4 7.2 AREA AVAILABLE FOR LAND APPLICATION ...... 4 8. SOIL ASSESSMENT ...... 4 8.1 LIMITING SOIL UNIT ...... 4 8.2 SOIL PERMEABILITY ...... 5 8.3 SOIL PROPERTIES ...... 5 9. RISK ASSESSMENT ...... 6 10. MANAGEMENT PROGRAM...... 6 10.1 WASTEWATER LOADING ...... 6 10.2 WASTEWATERThis copied MANAGEMENT document isSYSTEM made ...... available for the...... sole purpose ...... 6 of enabling its consideration & review as part of a planning 10.1 LAND APPLICATIONprocess ...... under the Planning...... and Environment...... Act 1987...... 7 10.2 WATER BALANCEThis MODELLING document ...... must not be used...... for any purpose...... which may ...... 7 breach any copyright. 10.3 NUTRIENT BALANCE ...... 7 10.4 DESIGNATED AREA ...... 7 10.5 RESERVE AREA ...... 7 10.6 SOIL RENOVATION ...... 8 10.7 CONSTRUCTION, OPERATION AND MAINTENANCE ...... 8 11. DISCUSSION AND CONCLUSIONS ...... 8 12. LIMITATIONS ...... 9 13. REFERENCES ...... 10

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TABLES TABLE 1: SUMMARY OF SITE DETAILS...... 2 TABLE 2: SITE OBSERVATIONS ...... 3 TABLE 3: APPLICABLE SETBACK DISTANCES ...... 4 TABLE 4: SOIL PROFILE ...... 4 TABLE 5: SOIL ANALYSIS SUMMARY ...... 5 TABLE 6: SITE CONSTRAINTS & MITIGATION MEASURES ...... 6 TABLE 7: SYSTEM SPECIFICATIONS ...... 7

FIGURES FIGURE 1: SITE LOCALITY ...... 13 FIGURE 2: SAMPLING & SYSTEM DETAILS ...... 14

APPENDICES APPENDIX A – CONCEPT LAYOUT APPENDIX B – SITE PHOTOGRAPHS APPENDIX C – SETBACK DISTANCES APPENDIX D – BOREHOLE LOGS APPENDIX E – PERMEABILITY RESULTS APPENDIX F – TREATMENT AND APPLICATION SYSTEMS APPENDIX G – WATER BALANCE CALCULATIONS APPENDIX H – NUTRIENT BALANCE CALCULATIONS APPENDIX I – SYSTEM CONSTRUCTION, OPERATION AND MAINTENANCE

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1. INTRODUCTION Ground Science Pty Ltd (Ground Science) has prepared this report to present the findings of a land capability assessment (LCA) undertaken for the proposed residential development at 595 Seymour-Pyalong Road, Hilldene, Victoria (herein referred to as ‘the site’). Ground Science was engaged by Chris Smith & Associates to conduct the LCA in general accordance with Ground Science proposal GSPE2020041 AA dated 17 April 2020. All Ground Science personnel involved in the preparation of this LCA are suitably qualified and experienced. Should Council require verification, curricula vitae and relevant insurances can be made available. 2. BACKGROUND The 16 Ha site is currently occupied by a residential dwelling, proposed to be developed with an extension to act as a meeting hall. Ground Science understands congregations at the meeting hall will consist of a maximum 25 persons per week, with the exception of 2 peak periods each year in which congregations will total 55 persons per week. Plans for the proposed development are presented in Appendix A. As no reticulated sewer is available, an assessment has been requested to ensure wastewater generated by the proposed development can be suitably managed onsite. 3. OBJECTIVES The general objectives of the LCA are to: • Gather geographical and social information relevant to the site; • Determine high risk and sensitive areas within allotments and identify relevant site conditions; • Assess the capability of the site to sustainably manage wastewater within the allotment boundaries; and • Formulate a sustainable management plan (if possible). 4. REGULATORY GUIDELINES This assessment was performed in general accordance with the State Environment Protection Policy (SEPP), 2018 – Waters. The SEPP requires onsite domestic wastewater to be managed to prevent the transport of nutrients, pathogens and other pollutants to surface waters and to prevent any impacts on groundwater beneficial uses. To enable this, guidance has been sought from the following standards and documents: This copied document is made available for the sole purpose • EPA Publicatof enablingion 891.4 its Code consideration of Practice (On &site review Wastewa ast erpart Mana ofge ame planningnt) (2016 – recently amended); process under the Planning and Environment Act 1987. • Municipal Association of Victoria Victorian Land Capability Assessment Framework (2014); This document must not be used for any purpose which may • AS/NZS: 1547:2012breach On-site any Domestic copyright. Wastewater Management. In accordance with EPA 891.4 (2016) the assessment should follow the conservative and ‘best practice’ LCA report procedures for carrying out land and soil assessments and hydrological calculations for designing land application areas. The framework for LCA aims to direct the assessor to consider both quantitative and qualitative methodologies and identify constraints presented by the site and soil characteristics.

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5. SITE DETAILS The information presented in Table 1 describes the site. A site locality plan is also provided in Figure 1. Table 1: Summary of Site Details

Site Address 595 Seymour-Pyalong Road, Hilldene 3660

Standard Parcel Identifier 12H-B\PP3018

Council area Mitchell Shire Council

Surface area Approx. 16Ha

Domestic water supply Tank water supply

Availability of sewer None Currently

Planning zone Farming Zone (FZ) Bushfire Management Overlay (BMO) Planning overlays Erosion Management Overlay (EMO) Vegetation Protection Overlay (VPO1) 5.1 PROPOSED DEVELOPMENT The site is proposed to be developed with the construction of a single residential dwelling in the south of the site. Proposed development plans provided by the Client indicate the dwelling will comprise three bedrooms, an open kitchen and dining area, a lounge and a living area intended to act as a meeting hall. A maximum potential full- time occupancy of 5-persons (4-bedrooms + 1) will be considered for design purposes. 5.2 ANTICIPATED WASTEWATER LOADING Information provided by the Client states that congregations in the meeting hall will consist of up to 25 persons per week, with peak loading periods twice a year which will see congregations of up to 55 persons per week. EPA publication 891.4 (2016) outlines a design wastewater loading rate of 10L/person/day for meeting halls with a kitchenette, which is considered to conservatively represent wastewater generation for the proposed development. The wastewater loading from a maximum congregation of 55 persons per week was calculated at 80L/day. As such, theThis wastewater copied loading document will be is sizedmade according available to forthe the full- timesole poten purposetial occup ancy of 5-persons (600L/day), as thisof moreenabling conservatively its consideration estimates the & dwellings review potentialas part forof wastewatera planning pro duction. process under the Planning and Environment Act 1987. This document must not be used for any purpose which may 6. DESKTOP STUDY breach any copyright. 6.1 SPECIAL WATER SUPPLY CATCHMENT A review of the Victorian Government Land and Water Management online resources identified the site existing within the West Goulbourn Groundwater Management Area and outside all other Declared Water Supply Catchments, Water Supply Protection Areas and Water Management Areas. 6.2 GEOLOGY Review of the Department of State Development, Business and Innovation data set Seamless Geology (2014) describes the local geology as belonging to the Broadford Formation. The unit at the site is described as sublithic arenite; conglomerate; quartz arenite; siltstone; claystone; sandstone.

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6.3 TOPOGRAPHY The site is located in Hilldene, south west of Seymour and lies at approximately 170m Australian Height Datum (AHD) and slopes approximately 10% south east at the development site. 6.4 CLIMATE The climate station closest to the site with suitable rainfall data is the Seymour Shire Depot Climate Station. In accordance with EPA Publication 168, the 90th percentile annual rainfall should be considered for water balance calculation. The monthly summation of 70th percentile data will be used as it provides more accurate monthly rainfall figures and an annual figure of 640mm/year, which closely represents the annual 90th percentile rainfall. Monthly evaporation data was obtained from the Queensland Department of Science, Information Technology and Innovation SILO database. The SILO datasets are derived from observational records, extrapolated to be site-specific based on spatial and temporal information, with the last 30 years of data used for design considerations. An annual evaporation of 1,354mm/year has been adopted, which far exceeds projected annual rainfall. 6.5 HYDROGEOLOGY The Visualising Victoria’s Groundwater (VVG) website maintains a database of registered groundwater bores across Victoria. A search of the groundwater database identified no registered bores within 500m of the site. Based on available information and site conditions, groundwater is expected to be encountered at between 10- 20mbgl across the site. 6.6 SURFACE WATER A review of the DEPI Victorian Water Resources online mapping database and aerial imagery identified an unnamed watercourse to be running approximately north-south through the site near the eastern boundary. This unnamed watercourse is believed to be a tributary to Smoky Creek and then the Goulbourn River, located 500m south of the site. Additionally a dam was also observed in the south-west corner along the driveway entrance. 6.7 FLOOD POTENTIAL The development area is expected to be outside the 1 in 100-year flood extent and outside all areas subject to inundation.

7. SITE INSPEThis CTIONcopied document is made available for the sole purpose Ground Science ofperso enablingnnel conducted its consideration a site inspectio &n reviewand soil assessmentas part of oan planning12 April 20 20. Observations are detailed below, and processsite photograp underhs are the pr esentedPlanning in Appendix and Environment B. Act 1987. This document must not be used for any purpose which may breach any copyright.Table 2: Site Observations Observation 595 SEYMOUR-PYALONG ROAD

The site is located amongst dense native vegetation to the north and south, and cleared farmland to Setting the east and west A brick house existed as the main residence in the south-east corner, accompanied by storage sheds Infrastructure and multiple small undefined structures whose purpose could not be determined. The existing system consisted of a tank located south of the house, with out pipe running south from Existing septic system tank. Anecdotal information provided by the Client indicated the system was around 40 years old. Effluent dispersal method could not be determined on-site. Surface water Dammed up watercourse near driveway entrance Slope The site was observed to have a slope of approximately 5-10% within the proposed LAA

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Rock outcrops None observed The site is predominantly covered by short grass with established native and non-native. Good Coverage/exposure exposure is expected within the development area 7.1 SETBACK DISTANCES Setback distances dependent on effluent type are to be observed for all sensitive features as specified in Table 5 of EPA 891.4. Relevant setback distances are outlined in Table 3, with a complete table provided in Appendix C. Table 3: Applicable Setback Distances Setback Distance (m) Landscape feature or structure Primary treated effluent Secondary treated effluent Wastewater field up-slope of building or adjacent Lot 6 3 Wastewater field down-slope of building or adjacent Lot 3 1.5

Waterways and dams (non-potable, stock and domestic) 60 30

7.2 AREA AVAILABLE FOR LAND APPLICATION The land application area (LAA) is the area into which treated effluent is applied via the chosen land application method. The site is expected to have sufficient area available for effluent application. A reserve area is a duplicate land area of equal size to the designated LAA which should be used if the original LAA fails, is inadequate or needs to be rested. A reserve area can be reduced or removed at Council’s discretion if it is satisfied there is a low risk of negative impact on the environment and human health. 8. SOIL ASSESSMENT A soil assessment conducted across the site included 3 boreholes, targeting potential land application areas, as shown in Figure 2. A maximum depth of 1.2mbgl was achieved using hand augers methods which refused once encountering weathered rock at each location. The soil conditions observed during the field program are summarised in Table 4 and further detailed in bore logs presented in Appendix D.

Table 4: Soil Profile This copied document is made available for the sole purpose Soil Lithology of enablingDepth (mbgl) its consideration & review as partDescript of aion planning Silty CLAY process0.0 – 0.0 5under theSoft Planning-firm, dark brown and siltyEnvironment clay topsoil with Act sand 1987. and rootlets of low plasticity This document must not be used for any purpose which may Silty CLAY 0.05 – 0.2 Firm, light brown silty clay with gravel of medium plasticity breach any copyright. Silty CLAY 0.2 – 1.1 to 1.2 Firm-stiff, red mottled light brown silty clay of medium-high plasticity Weathered Rock 1.25 to 1.85+ Moderately Weathered Siltstone Rock

8.1 LIMITING SOIL UNIT The limiting soil unit was identified as a silty clay which must be considered for the long-term absorption of effluent. The soil displays the properties of a silty clay when manipulated into a moist bolus, with consideration of its plasticity, sand, silt and clay content in line with McDonald (1990).

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8.2 SOIL PERMEABILITY Soil permeability is the rate which soil transmits water and air. EPA 891.4 outlines two procedures for estimating soil permeability; in-situ constant head permeability testing or indicative rates based on key soil properties (such as texture, structure, depth, colour and mottling). The indicative permeability rates detailed in EPA 891.4 for a silty clay are 0.5 - <0.06m/d (soil categories: 5a-5c). The Talsma Constant Head Soil Permeability Measurement as outlined in AS/NZS 1547:2012 was used to measure in-situ the permeability of the limiting soil layer at BH01 and BH03. The permeability rate was conservatively calculated at 0.032m/day, indicative of a weakly structured light clay (soil category 5c). Soil permeability results are presented in Appendix E.

8.3 SOIL PROPERTIES Samples of discrete soil layers were collected at selected borehole locations for subsequent laboratory analysis of pH, electrical conductivity (EC) and stability. The soil pH and EC of 1:5 soil/water suspensions were measured using a hand-held meter, with modified Emerson Aggregate tests for a preliminary stability assessment.

Table 5: Soil Analysis Summary

Sample no. Comments Depth (m) pH EC (dS/m) EAC BH01-0.1 Growing medium 0.1 5.02 0.01 Slaking BH01-0.6 Limiting unit 0.6 5.44 0.03 Slaking BH02-0.1 Growing medium 0.1 5.21 0.02 Slaking BH02-0.6 Limiting unit 0.6 5.81 0.01 Slaking BH02-1.2 Deeper soil profile 1.2 5.96 0.05 Slaking BH03-0.1 Growing medium 0.1 5.02 0.03 Slaking BH03-0.6 Limiting unit 0.6 5.61 0.04 Slaking This copied document is made available for the sole purpose

of enabling its consideration & review as part of a planning Sample analysis repoprocessrted average under p Hthe and Planning EC within and accept Environmentable ranges tActo su 1987.pport pl ant growth within the growing units. EmersonThis aggreg documentate test resul mustts indi notcate be slaking used potential for any within purpose all soil unwhichits; hence may s oil renovation is recommended as outlinedbreach in Sectio anyn 10.9 copyright..

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9. RISK ASSESSMENT Based on the site and soil characteristics, a risk assessment has been undertaken to consider typical constraints affecting the onsite management of wastewater. Major and moderate constraints are discussed in Table 6: Table 6: Site Constraints & Mitigation Measures Level of Characteristic Description Mitigation measure / comments constraint

Emerson aggregate Slaking soils identified Moderate • Treat LAA with gypsum as described in Section 10.8 class

Bedrock observed at Depth to bedrock Moderate • Utilise shallow effluent dispersion methods 1.1-1.2mbgl

The mitigation measures listed above must be implemented to reduce any potential impact on human health and the environment.

10. MANAGEMENT PROGRAM 10.1 WASTEWATER LOADING The hydraulic loading of treated effluent is contributed to by numerous factors including occupancy, number of bedrooms and the type of water saving fixtures. EPA guidelines indicate that the hydraulic loading can be calculated by potential occupancy and the applicable design hydraulic flow rates. The EPA 891.4 (2016) wastewater flow allowance for dwellings reliant on on-site tankwater of 120L/person/day is considered a suitable rate. Water balance calculations will be made based on an anticipated hydraulic loading from both full-time residents and meeting hall attendees, totalling 600L/day, with an associated organic loading of 300g BOD/day. 10.2 WASTEWATER MANAGEMENT SYSTEM Untreated domesticThis copied wastewater document typically ishas made values available of 200-300mg for /Lthe bi ochemisole purposecal oxygen demand (BOD5) and 200-300mg/L totalof senablinguspended its solids consideration (TSS). Prima r&y treatedreview eff asluen partt ra ngesof a planning from 100-1 40mg/L BOD and 20- 55mg/L TSS with anprocess outlet filt underer, while the ind Planningicative target and effluent Environment quality for Act secondary 1987. treatment systems are <20mg/L BOD5, < 30mg/LThis TSS document and <10cfu/10 must0mL not E. Coli.be used for any purpose which may breach any copyright. A range of treatment system options are available for typical domestic wastewater management. Secondary treatment is required due to the sites reliance on on-site tank water. Possible secondary treatment options include aerated wastewater treatment systems (AWTS), a combination of a primary treatment with sand/media filters and reed beds, or alternative treatments (vermiculture or composting) with secondary clarification of residual effluent. Further information regarding treatment systems is presented in Appendix F.

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10.1 LAND APPLICATION A range of possible land application systems have been considered, such as absorption trenches/beds, evapotranspiration/absorption (ETA) beds and trenches, Wick Trench and Bed Systems, mound systems and sub-surface irrigation. AS1547:2012 outlines factors affecting the construction and operation of common land application systems with consideration of site features, sub-surface soil conditions and identified constraints. Sub-surface irrigation is considered the most suitable effluent application method due to the site’s shallow bedrock and requirement for secondary treatment. Further assessment of land application systems is presented in Appendix F. 10.2 WATER BALANCE MODELLING Water balance modelling has been undertaken to calculate the minimum area for sub-surface irrigation. The water balance considers climate data and is designed so that the LAA is based upon a depth of saturated soil that meets the upper limits of acceptance. The parameters and results of the water balance and calculations are outlined in Table 7 and further detailed in in Appendix G. Table 7: System Specifications Daily Design Treatment Application Max. storage Minimum Reserve Area wastewater irrigation rate system system depth (mm) LAA (m2) (m2) flow (L/day) (mm/day)

Secondary Sub-surface 50 600 3.0 260 NA treatment irrigation 10.3 NUTRIENT BALANCE A nutrient balance was undertaken to determine the minimum size for assimilation of nitrogen by soil processes. The nitrogen balance is based upon the MAV (2014) method and assumes a nitrogen concentration in secondary effluent of 25mg/L. A copy of the nutrient balance is presented in Appendix H. Without considering further expected denitrification below the root zone, the nutrient balance requires a minimum of approximately 200m2. This area is covered by the recommended minimum LAA for absorption trenches. No nutrient balance was undertaken for phosphorus as soil with high clay content will be capable of utilising the anticipated phospThishorus copied loadi documentng through bi isological made processes available prior for to thevert icalsole or purposelateral mig ration. 10.4 DESIGNATEDof enabling AREA its consideration & review as part of a planning process under the Planning and Environment Act 1987. The LAA should be constructedThis document in a desi gnamustted notarea beto enhanceused for e vanyapotr purposeanspiration which and must may not be used for purposes that compromisebreach the effectiveness any copyright. of the system (including access for maintenance) or have seepage beyond the designated area. The recommended LAA location is presented in Figure 2, located to the north of the proposed dwelling. The final LAA alignment may be modified, provided the minimum size and setback distances are met. 10.5 RESERVE AREA In accordance with EPA Guidelines, a reserve area of equal size to the LAA must be maintained in the event of failure or overloading. Though the reserve area can be reduced or removed at Council’s discretion if it is satisfied there is a low risk of negative impact on the environment and human health

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Ground Science

10.6 SOIL RENOVATION Gypsum and organic matter are recommended to be applied over the base of the LAA by shallow ripping or a rotary hoe to improve permeability and reduce erosion. This renovation method should also manage further dispersion of soils caused by salt loading within treated effluent and must be repeated with gypsum applied to the LAA surface every 4 years. 10.7 CONSTRUCTION, OPERATION AND MAINTENANCE All works should be carried out in accordance with the Council permit and relevant Australian Standards to ensure effective long-term operation of the treatment and land application systems. Further detail regarding specific system requirements and general recommendations are presented in Appendix I.

11. DISCUSSION AND CONCLUSIONS This LCA has been conducted for the onsite management of wastewater to be generated by the development of a residential dwelling at 595 Seymour-Pyalong Road, HIlldene. The site is currently occupied with 3-bedroom residential dwelling and is proposed to be developed with the extension to be used as a meeting hall. The desktop study and site investigation indicated shallow bed rock at the site as the primary constraints associated with domestic wastewater management. We consider the secondary treatment of wastewater and effluent disposal via sub-surface irrigation as the most suitable option for onsite wastewater management. The cumulative risk to human health and the environment will be low based on implementation of the following recommendations and conditions: • Wastewater to be treated to secondary effluent standard; • The treatment system should provide a 7-day retention time in order to cope with peak flow periods which are not evenly distributed across a full week; • Design, construction, operation and maintenance of the treatment system must be carried out in accordance with the relevant Australian Standard and Council requirements; • Sub-surface irrigation must be installed by a suitably licensed contractor based on the minimum LAA of 260m2, with irrigation lines installed parallel to the sites contours; This copied document is made available for the sole purpose • Following construction, vegetation should be maintained around the LAA to promote evapotranspiration of enabling its consideration & review as part of a planning and reduceprocess erosion; and under the Planning and Environment Act 1987. • Low phosphorusThis and document low sodium (liquimustd) notdetergents be used sho uldfor be any used purpose to improve which effluent may qual ity. breach any copyright. Ground Science notes that the final system selection and placement should be detailed in a septic permit application to be submitted to Council.

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12. LIMITATIONS Ground Science has prepared this document in accordance with Ground Science proposal GSPE2020041 dated 17 April 2020. The advice given in this report is based on the assumption that the test results are representative of the overall soil conditions. However, it should be noted that actual conditions in some parts of the site might differ from those found. If further sampling reveals soil conditions significantly different from those shown in our findings, Ground Science must be consulted. It is recognised that the passage of time affects the information and assessment provided in this document. Ground Science’s assessment is based on information that existed at the time of the preparation of this document. It is understood that the services provided allowed Ground Science to form no more than an opinion of the actual site conditions observed and cannot be used to assess the effects of any subsequent changes in the quality of the site, or its surroundings, or any laws or regulations. Where data has been supplied by the client or a third party, it is assumed that the information is correct unless otherwise stated. No responsibility is accepted by Ground Science for incomplete or inaccurate data supplied by others. Any drawings or figures presented in this report should be considered only as pictorial evidence of our work. Therefore, unless otherwise stated, any dimensions should not be used for accurate calculations or dimensioning. This document is COPYRIGHT- all rights reserved. This document should be read in full and may not be used to support any other objectives than those set out in this document. No responsibility will be taken for this report if it is altered in any way, or not reproduced in full. This document remains the property of Ground Science Pty Ltd until all fees and monies have been paid in full. It is noted that the Mitchell Shire Council may include provisions of this LCA as conditions on the planning permit for the site.

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Ground Science

13. REFERENCES • Bureau of Meteorology http://www.bom.gov.au • Department of Primary Industries http://www.dpi.vic.gov.au • Environmental Protection Authority Publication 168 Guidelines for Wastewater Irrigation (1991) • Environmental Protection Authority Publication 500 Code of Practice for Small Wastewater Treatment Plants (1997) • Environmental Protection Authority Publication 891.4 Code of Practice – Onsite Wastewater Management (2016) • Geological Survey of Victoria Mapsheet Lancefield (Scale 1:50,000) (2005) • Macedon Ranges Shire Council Domestic Wastewater Management Plan (2013) • Municipal Association of Victoria, Department of Environment and Sustainability and EPA Victoria Victorian Land Capability Assessment Framework (2014) • Nearmap Imagery http://nearmap.com (2019) • Queensland Department of Science, Information Technology and Innovation SILO database (accessed 22/05/2019) • Shelly, Liz & Asquith, Ben Model Land Capability Assessment prepared for Municipal Association of Victoria (2005) • Standards Australia / Standards New Zealand AS/NZS: 1547:2012 On-site Domestic-wastewater Management (2012) • State Environment Protection Policy (Waters) (2018) • Victorian Water resources http://www.dse.vic.gov.au/waterdata/ • Visualising Victoria’s Groundwater http://www.vvg.org.au/

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Ground Science

FIGURES

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. Rev Drawn Date Checked Scale Legend LAND CAPABILITY ASSESSMENT SITE BOUNDARY 595 SEYMOUR-PYALONG ROAD, COUNTOURS (10m) WATERCOURSE HILLDENE DEVELOPMENT AREA Prepared For: Nigrodharama Forest Monastery Inc. 0 FIGURE 1: SITE LOCALITY JO 18/05/20 EG NTS Job No: E2960.1 AA Ciround Science

BH01 BH02 BH03

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. Rev Drawn Date Checked Scale Legend LAND CAPABILITY ASSESSMENT Proposed Dwelling Location 595 SEYMOUR-PYALONG ROAD, Sub-surface Irrigation – 260m2 Test Locations HILLDENE

Prepared For: Nigrodharama Forest Monastery 0 FIGURE 2: SYSTEM DETAILS JO 18/05/20 EG NTS Job No: E2960.1 AA Ciround Science

Ground Science

APPENDIX A CONCEPT LAYOUT

NIGRODHARAMA MONASTERY TOWN PLANNING

REV. DRAWING LIST STRUCTURE LEGEND FINISHES LEGEND

- A0.00 COVER SHEET OBJECTTOBE OEMOLISHED ~ CONCRETE EXISTINGBUILDING ~ CEMENTSHEET - A0.01 DEMOLITION PLAN EXISTINGWALL NEWLIGHTWEIGHT CONSTRUCTION ~ EXISTINGFINISH

- A0.02 EXISTING ELEVATIONS @81 GLASS

~ METAL CLADDING ~ METALROOFING - A1.01 PROPOSED FLOOR PLAN ~ TIMBERJOINERY - A1.02 PROPOSED ROOF PLAN

- A2.01 PROPOSED ELEVATIONS

A0.00 COVER SHEET JOB NO. PROJECT PHASE SCALE DRAWN BY DATE REV o~------'NIGRODHARAMA 595 SEYMOUR PYALONG ROAD, HILLDENE 3660 TOWN PLANNING NA @ A3 XN 03.05.20 ------,

/ I I I I I CARPORT I I m I

BED2 LIVING m m

CORRIDOR m BED3 HALLWAYm m

This copied document is made available for the sole purpose BATH[ of enabling its considerationBEDm &1 review as part of a planning m process under the Planning and Environment Act 1987.DINING KITCHEN This document must not be used for any purpose mwhich may m breach any copyright.

IJ ~ LAUNDRY m

A0.01 DEMOLITION FLOOR PLAN JOB NO. PROJECT PHASE SCALE DRAWN BY DATE REV NIGRODHARAMA 595 SEYMOUR PYALONG ROAD, HILLDENE 3660 TOWN PLANNING 1:100 @ A3 XN 03.05.20 - [fj](O)'jj' [F(O)IR{ (C;(O)[fj]~'jj'IR{lU](C;'jj'j(O)[fj] (!)~------' RL3.105

RL2.600 I

FFL0.000 I

NORTHELEVATION

1:100

RL3.105

RL2.600

FFL0.000 -----=------=------=------=--=-----

WESTELEVATION

1:100

RL3.105

RL2.600 I I I FFL0.000 ~ LJI

EASTELEVATION This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning 1:100 process under the Planning and Environment Act 1987. This document must not be used for any purpose which may

RL3.105 breach any copyright.

RL2.600

FFL0.000

SOUTHELEVATION

1:100 A0.02 EXISTING ELEVATIONS JOB NO. PROJECT PHASE SCALE DRAWN BY DATE REV Q,------'NIGRODHARAMA 595 SEYMOUR PYALONG ROAD, HILLDENE 3660 TOWN PLANNING 1:100 @ A3 XN 03.05.20 - NOH.2830 NOH.2130EQ NOH.2130 EO

--.--{ANOPYABOVE SHOWN DASHED------. 7

LIVING ~ TH-1 TH-1

I I~L ___ _ IJ

BED2 LOUNGE m m

NOH.2030. NOH.8915. IJ

CORRIDOR m BED3 HALLWAYm m

IJ ~ LAUNDRY m

A1.01 PROPOSED FLOOR PLAN JOB NO. PROJECT PHASE SCALE DRAWN BY DATE REV NIGRODHARAMA 595 SEYMOUR PYALONG ROAD, HILLDENE 3660 TOWN PLANNING 1:100 @ A3 XN 03.05.20 - [M(O}'jj' [F(O)IR{ (C;(O)[M~'jj'IR{lU](C;'jj'j(O}[M (!),------' 16870

~,...... ::== ..-----=----T-IM-BER-C-ANO~P-Y-'-BE-LO-W------~------

ffi MR-U

TIMBERCANOPY BELOW EX-CHIMNEY

L 830 L .NOM.8750

This copied document is made available for the sole purposeEX-1] 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.

A1.02 PROPOSED ROOF PLAN JOB NO. PROJECT PHASE SCALE DRAWN BY DATE REV (!),------'NIGRODHARAMA 595 SEYMOUR PYALONG ROAD, HILLDENE 3660 TOWN PLANNING 1:100 @ A3 XN 03.05.20 - RL4.000

FCL3.500 RL---3.105 ·- ·- ·r------,------,-----1 RL2.600

HC-1 ru ru EX-1

FFL0.000

NORTHELEVATION

1:100

RL4.000

FCL3.500

RL3.105

RL2.600 I

I HC-1 EX-1 ru

FFL0.000

WESTELEVATION

1:100

RL4.000 ------

FCL3.500 ------RL3.105

RL2.600 -----

f- f- --? --? [i] ru EX-1

FFL0.000 ------This copied document is made available for the sole purpose EASTELEVATION of enabling its consideration & review as part of a planning

1:100 process under the Planning and Environment Act 1987. This document must not be used for any purpose which may

RL4.000 ---- - breach any copyright.

FCL3.500 ---- - I RL3.105 ---- - IIWII WII WIWIII~I I lttl II~ I I~ I I~ 111 I IIWll~II RL2.600 I

\ I HC-1 ~ ? \ I ID ~ □~ D ru [i] ru ,=I EX-1 I \ I \ FFL0.000 ~

SOUTHELEVATION

1:100 A2.01 PROPOSED ELEVATIONS JOB NO. PROJECT PHASE SCALE DRAWN BY DATE REV Q,------'NIGRODHARAMA 595 SEYMOUR PYALONG ROAD, HILLDENE 3660 TOWN PLANNING 1:100 @ A3 XN 03.05.20 -

Ground Science

APPENDIX B SITE PHOTOGRAPHS

Proposed LAA location – facing south

Surface water – east of development area

Soil profile – BH03

Ground Science

APPENDIX C SETBACK DISTANCES

Setback (m) Advanced Landscape Feature/Structure Primary Secondary secondary effluent effluent effluent Building Wastewater field upslope of building 6 3 3 Wastewater field down slope of building 3 1.5 1.5 Allotment boundary Wastewater field upslope of adjacent lot 6 3 1 Wastewater field down slope of adjacent lot 3 1.5 0.5 Services Water supply pipe 3 1.5 1.5 Potable supply channel (wastewater field upslope) 300 150 150 Potable supply channel (wastewater down slope) 20 10 10 Gas supply pipe 3 1.5 1.5 Underground water tank 15 4 3 Stormwater drain 6 3 2 In-ground swimming pool 6 3 2 Cutting / escarpment (wastewater field upslope) 15 15 15 Surface waters (upslope from) Dam, lake, reservoir (potable, including food production)* 300 150 150 Waterways (potable water supply) 100 100 50 Dam, lake, reservoir (stock & non potable) 60 30 30 Waterways, wetlands, ocean beach (continuous or 60 30 30 ephemeral, non-potable,This copied includes document high-tide is mark made ocean) available for the sole purpose of enabling its consideration & review as part of a planning Groundwater bore process under the Planning and Environment Act 1987. Category 1 to 2a soils This document must not be used forNA any purpose50 which may 20 Category 2b to 6 soils breach any copyright. 20 20 20 Water table Vertical depth from base of trench to ground water table 1.5 1.5 1.5 Vertical depth from irrigation pipes to ground water table NA 1.5 1.5

Ground Science

APPENDIX D BOREHOLE LOGS

BOREHOLE No: BH1 BOREHOLE LOG JOB No : E2960.1 ---.Ciround----Science

CLIENT: NIGRODHARAMA FOREST MONASTERY INC. TEST DATE: 12-May-20 PROJECT: 595 SEYMOUR-PYALONG ROAD LOGGED BY: JO LOCATION: HILLDENE CHECKED BY: EG TEST LOCATION: REFER TO FIGURES TEST METHOD: Hand Auger EASTING: ND INCLINATION: 90° HOLE DIAMETER: NA NORTHING: ND SURFACE RL: ND DRILLING SAMPLING FIELD MATERIAL DESCRIPTION

SOIL / ROCK MATERIAL DESCRIPTION

PENERTRATION RESISTANCE PID (ppm) PID ADDITIONAL OBSERVATIONS 1 2 3 4 WATER DEPTH (metres) DEPTH (RL) ORSAMPLE TESTFIELD RECOVERED GRAPHIC LOG USC SYMBOL CONSISTENCY DENSITY MOISTURE X 0.0 0.00 U CL silty CLAY, low plasticity, dark brown with sand and rootlets S - F w

- -1.0

- -

>-- -1.5

- -2.0 - - This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning 2.5 - - process under the Planning and Environment Act 1987. This document must not be used for any purpose which may - breach any copyright. -

-3.0 -

3.5 - TYPICAL ODOURS MOISTURE CONSISTENCY - FINE-GRAINED DENSITY - COARSE-GRAINED LOG NOTES

Hydrocarbon (TPH/BTEX?) D - dry VS - Very soft squeezes between fingers VL - Very loose flows Trace - <5% fine-grained, <15% coarse-grained Tar (PAHs?) Dp - damp S - Soft can push finger in 25mm L - Loose shovels easily Some - <12% fine-grained, <30% coarse-grained Putrescible (methane?) M - moist F - Firm can push thumb in 5mm MD - Medium dense difficult to shovel D - disturbed sample Organic W - wet St - Stiff can indent with thumb only D - Dense pick required U - undisturbed sample Rotten egg (sulphides?) S - saturated VSt - Very stiff can't indent but mark only VD - Very dense difficult to pick B - bulk sample H - Hard can only scratch surface - water level HAM_LOG_2.0 2009 "" Sheet 1 of 1 BOREHOLE No: BH2 BOREHOLE LOG JOB No : E2960.1 ---.Ciround----Science

SOIL / ROCK MATERIAL DESCRIPTION

>-- -1.5

-3.0 -

3.5 - TYPICAL ODOURS MOISTURE CONSISTENCY - FINE-GRAINED DENSITY - COARSE-GRAINED LOG NOTES

Hydrocarbon (TPH/BTEX?) D - dry VS - Very soft squeezes between fingers VL - Very loose flows Trace - <5% fine-grained, <15% coarse-grained Tar (PAHs?) Dp - damp S - Soft can push finger in 25mm L - Loose shovels easily Some - <12% fine-grained, <30% coarse-grained Putrescible (methane?) M - moist F - Firm can push thumb in 5mm MD - Medium dense difficult to shovel D - disturbed sample Organic W - wet St - Stiff can indent with thumb only D - Dense pick required U - undisturbed sample Rotten egg (sulphides?) S - saturated VSt - Very stiff can't indent but mark only VD - Very dense difficult to pick B - bulk sample H - Hard can only scratch surface - water level HAM_LOG_2.0 2009 "" Sheet 1 of 1 BOREHOLE No: BH3 BOREHOLE LOG JOB No : E2960.1 ---.Ciround----Science

SOIL / ROCK MATERIAL DESCRIPTION

>-- -1.5

-3.0 -

3.5 - TYPICAL ODOURS MOISTURE CONSISTENCY - FINE-GRAINED DENSITY - COARSE-GRAINED LOG NOTES

Ground Science

APPENDIX E PERMEABILITY TEST RESULTS

PERCOLATION TEST REPORT

Applies where S > 2Hc dia

- ~ .. ..

wd Test Fluid : IPotable water I ..._ D Hole Radius, R : 0.06 m Hole Depth, D : 0.80 m H E3 w c Depth to Water, wd: 0.60 m Constant Head, Hc : E30.20 m Depth to Water Table, w (if known) : I NE I m S water table ~ r ...7 Reading Elapsed Time Water Discharge No. Time Interval Added Rate Discharge Rate versus Time t dt per dt (mins) (mins) (litres) (litres/min) 5.0 1 0:05:00 5.00 0.029 0.00572 0.050 ## 2 0:10:00 5.00 0.030 0.00594 0.040 ## 3 0:15:00 5.00 0.029 0.00572 0.030 ## 4 0:20:00 5.00 0.036 0.00726 0.020 ## 5 0:25:00 5.00 0.031 0.00616 ## 6 0:30:00 5.00 0.029 0.00572 0.010 ## 0.000 0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0

## This copied document is made available (Lts/min) Rate Discharge for the sole purpose ## of enabling its consideration & review as part of a planningElapsed Time (min) ## process under the Planning and Environment Act 1987. ## This document must not be used for any purpose which may ## breach any copyright. Discharge Rate Q =I 0.0061 Ilitres/min ## ## ### Site conditions \ 0.011 Hydraulic -1 ### soil moisture condition : 7.0 damp Conductivity, K = Q{Sinh ( Hc/R) - 1 } 2 ### vegetation cover at test site: grass 2 p Hc slope: neglible surface cracks: not observed = 3.7E-07 m/sec water logging: none = I 0.0320 I m/day I Notes : 1) Test material consists of: 0.0-0.05m: dark brown, dry silty clay with sand and rootlets; 0.05-0.2m: light brown, dry silty clay with gravel; 0.2-0.6m: red mottled light brown, dry silty clay This document is COPYRIGHT- all rights reserved. No part of this document may be reproduced or copied in any form or by means without written permission by Ground Science Pty Ltd. All other property in this submission shall not pass untill all fees for preparation have been settled. This submission is for the use onlyof the party to whom it is addressed and for no other purpose. No responsibility is accepted to any third party who may use or rely on the whole or any part of the content of this submission. No responsibility will be taken for this report if it is altered in any way, or not reproduced in full. GS ENV 014 V1 SEP 2018 PERCOLATION TEST REPORT

Applies where S > 2Hc dia

- ~ .. ..

wd Test Fluid : IPotable water I ..._ D Hole Radius, R : 0.06 m Hole Depth, D : 0.80 m H E3 w c Depth to Water, wd: 0.60 m Constant Head, Hc : E30.20 m Depth to Water Table, w (if known) : I NE I m S water table ~ r ...7 Reading Elapsed Time Water Discharge No. Time Interval Added Rate Discharge Rate versus Time t dt per dt (mins) (mins) (litres) (litres/min) 5.0 1 0:05:00 5.00 0.037 0.00748 0.050 ## 2 0:10:00 5.00 0.029 0.00572 0.040 ## 3 0:15:00 5.00 0.031 0.00616 0.030 ## 4 0:20:00 5.00 0.029 0.00572 0.020 ## 5 0:25:00 5.00 0.028 0.00550

## 6 0:30:00 5.00 0.031 0.00616 0.010 ~ ## 0.000 0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0

## This copied document is made available (Lts/min) Rate Discharge for the sole purpose ## of enabling its consideration & review as part of a planningElapsed Time (min) ## process under the Planning and Environment Act 1987. ## This document must not be used for any purpose which may ## breach any copyright. Discharge Rate Q =I 0.0061 Ilitres/min ## ## ### Site conditions \ 0.011 Hydraulic -1 ### soil moisture condition : 7.0 damp Conductivity, K = Q{Sinh ( Hc/R) - 1 } 2 ### vegetation cover at test site: grass 2 p Hc slope: neglible surface cracks: not observed = 3.7E-07 m/sec water logging: none = I 0.0322 I m/day I Notes : 1) Test material consists of: 0.0-0.05m: dark brown, dry silty clay with sand and rootlets; 0.05-0.2m: light brown, dry silty clay with gravel; 0.2-0.6m: red mottled light brown, dry silty clay This document is COPYRIGHT- all rights reserved. No part of this document may be reproduced or copied in any form or by means without written permission by Ground Science Pty Ltd. All other property in this submission shall not pass untill all fees for preparation have been settled. This submission is for the use onlyof the party to whom it is addressed and for no other purpose. No responsibility is accepted to any third party who may use or rely on the whole or any part of the content of this submission. No responsibility will be taken for this report if it is altered in any way, or not reproduced in full. GS ENV 014 V1 SEP 2018

Ground Science

APPENDIX F TREATMENT AND APPLICATION SYSTEMS

Ground Science

TREATMENT SYSTEMS Primary Treatment System – Septic Tank Septic tanks provide preliminary treatment of wastewater by allowing solids to settle out of solution and oils/fats to float to the top, forming a scum layer. Anaerobic bacterial digestion of the settled solids produces sludge, which accumulates in the bottom of the tank. Primary treated effluent flows from the septic tank to a secondary system for further treatment or land application. Aerated Wastewater Treatment System (AWTS) AWTS are pre-fabricated treatment systems designed to treat wastewater to secondary effluent standard through the following processes: • Settling of solids and flotation of scum in an anaerobic primary chamber; • Oxidation and consumption of organic matter through aerobic biological processes; • Clarification – secondary settling of solids; and • Disinfection prior to disposal (in some systems). Good maintenance of an AWTS (e.g. removal of sludge) is essential to ensure a consistently high level of performance, with quarterly service by an approved maintenance contractor required. Biological Filters Biological filters such as wet composting systems are comprised of different filter media which utilise worms and bacteria to breakdown and consume solid residuals and liquid organics within a wastewater load under aerobic conditions. Compost is removed from the humus layer and the residual wastewater that collects at the base of the tank is either pumped or flows by gravity to a land application area. Residual effluent from wet composting systems is generally representative of primary treated effluent only and further treatment may be required to ensure secondary effluent quality. Sand Filters Sand filters provide advanced secondary treatment to water that has already undergone primary treatment in a septic tank or similar device. They contain approximately 600mm depth of filter media (usually medium to coarse sand, but other media can be incorporated) within a lined excavation containing an underdrain system. Selection of the filter mediaThis is copied critical, documentand a carefully is designedmade available distributio nfor netwo therk sole is ne purposecessary. A dosing well and pump is normally used ofto aenablingllow periodic its dosing. consideration Depending & o nreview the desired as part level ofof treatma planningent, sand filters can be single- pass or may incorporateprocess partial under recirculatio then Planning. and Environment Act 1987. This document must not be used for any purpose which may Reed Beds breach any copyright. Reed beds are typically a constructed aquatic system using macrophytes (plants) to provide an oxygen source and uptake nutrients and include Rhizopod Systems. Reed beds provide secondary treatment for BOD, TN, TSS and faecal coliforms for wastewater which has already undergone primary treatment in a septic tank or similar device. A reed bed is typically a 0.5m deep polyethylene tub/planter box approximately 8m long that contains various grades of granular fill media and suitable vegetation. An effluent outlet pump is stored in a dosing sump which is then pumped to the LAA. Reed beds are typically low maintenance and relatively inexpensive.

Ground Science

LAND APPLICATION METHODS Land Description Limitations & Suitability application Trenches are the most common type of land application system and are generally used on lots which are reasonably flat and where water soaks into the soil Absorption • Relies on soil absorption readily in all weather conditions. Commonly, distribution trenches • Limitations for use within pipes, self-supporting arch trenching or box trenching are Category 6 soils laid in trenches filled with aggregate/rock. Effluent then soaks into the surrounding soil.

ETA beds are shallower and wider forms of traditional • Utilises soil absorption and absorption trenches. Because ETA systems have smaller evapotranspiration sidewall area compared with absorption trenches, the ETA beds • Not suitable in high rainfall absorption provided by sidewall loading is reduced. ETA areas systems maximise effluent disposal/reuse through • Requires secondary treatment evapotranspiration. for use within Category 6 soils Sub-surface drip irrigation requires secondary treated Sub-surface effluent dosing lines buried in the topsoil at shallow • Primarily utilises irrigation depth. Irrigation systems operate by both soil absorption evapotranspiration and evapotranspiration from plants/trees. • Requires secondary treatment

A mound system permits the absorption area to be sited • Suitable for shallow rock or in a location where the natural water table or shallow groundwater / impermeable rock approaches the ground surface. The Mound inundation conditions mound is filled with medium-grade sand to provide system • Not suitable on steep slopes suitable filtering before intercepting the natural soils. A • Limitations regarding pump/siphon dosing system distributes effluent uniformly construction experience through a bed of aggregate at the top of the mound. • Requires imported material

Ground Science

APPENDIX G WATER BALANCE CALCULATIONS

WATER BALANCE & LAND APPLICATION AREA ~- 4-BEDROOM Ciround Science CLIENT: NIGRODHARAMA FOREST MONASTERY INC. JOB No: E2960 AA SITE ADDRESS: 595 SEYMOUR-PYALONG ROAD DATE: 19 May 2020 LOCATION: HILLDENE

INPUT DATA Daily Flow Allowance (per person) L 120 Households with on-site roof water tank supply Daily Wastewater Volume L 600 4-Bedroom Household Effluent Quality secondary higher loading rates apply for secondary treated effluent Effective Rainfall % 0.75 Proportion of rainfall retained onsite Soil Texture light clay most limiting soil horizon observed during the field investigation Soil Structure weakly structured Soil Category 5c Indicative Permeability m/d <0.06 Ksat Slope Percentage % - SUBSURFACE IRRIGATION DLR m/d 3 Porosity % 45 Storage Depth mm 50 Crop Factor - Standard Pasture % 0.85 0.85 0.85 0.6 0.6 0.6 0.6 0.6 0.6 0.85 0.85 0.85 Crop Factor - Lucene % 0.95 0.9 0.85 0.8 0.7 0.55 0.55 0.65 0.75 0.85 0.95 1 Crop Factor - Shade % 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 Crop Factor - Woodlot % 1 1 1 1 1 1 1 1 1 1 1 1 Rainfall Data: Seymour Shire Depot Climate Station Evaporation Data: SILO DATA DRILL Parameter Unit Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Total Days in month days 31 28 31 30 31 30 31 31 30 31 30 31 365 Rainfall mm/month 111.92 26.56 29.02 16.44 67.02 81.26 39.6 76.76 38.17 48.93 36.73 68.53 640.94 Evaporation mm/month 213.74848 193.06 143.88 87.425 47.953 31.928 34.559 53.222 77.35 121.29 155.11 195.16 1354.7 OUTPUTS Evapotranspiration mm/month 181.7 164.1 122.3 52.5 28.8 19.2 20.7 31.9 46.4 103.1 131.8 165.9 1068.4 Percolation mm/month 93.0 84.0 93.0 90.0 93.0 90.0 93.0 93.0 90.0 93.0 90.0 93.0 1095 Total Outputs mm/month 274.7 248.1 215.3 142.5 121.8 109.2 113.7 124.9 136.4 196.1 221.8 258.9 2163.4 INPUTS Effective Rainfall mm/month 83.94 19.92 21.765 12.33 50.265 60.945 29.7 57.57 28.628 36.698 27.548 51.398 480.71 Application Rate mm/month 71.5 64.6 71.5 69.2 71.5 69.2 71.5 71.5 69.2 71.5 69.2 71.5 842.31 Total Inputs This copiedmm/month document 155.5 is made84.5 available93.3 81.6 for121.8 the sole130.2 purpose101.2 129.1 97.9 108.2 96.8 122.9 1323 STORAGE CALCULATION of enabling its consideration & review as part of a planning Waste Loading processmm/month under the190.7 Planning 228.2 193.5 and 130.1Environment 71.5 48.2 Act84.0 1987. 67.4 107.8 159.4 194.3 207.5 Volume of Wastewater This Litresdocument 18600 must 16800 not 18600be used 18000 for18600 any 18000 purpose 18600 18600which 18000 may 18600 18000 18600 Cumulative Storage breachmm/month any0.0 copyright. 0.0 0.0 0.0 0.1 46.8 19.0 28.3 0.0 0.0 0.0 0.0 Land Area Required sq m 260 Water Budget compiled in accordance with EPA Publication 168: Guidelines for Wastewater Irrigation (1991) & Lanfax Laboraotries

Ground Science

APPENDIX H NUTRIENT BALANCE CALCULATIONS

NUTRIENT BALANCE

NITROGEN Ground Science CLIENT: NIGRODHARAMA FOREST MONASTERY INC. JOB No: E2960 AA SITE ADDRESS: 595 SEYMOUR-PYALONG ROAD DATE: 19 May 2020 LOCATION: HILLDENE

NITROGEN BALANCE

A HYDRAULIC LOADING 600 L/day A B EFFLUENT N CONCENTRATION 25 mg/L B C DAILY N LOADING 15000 mg/day A x B D ANNUAL N LOADING 5475000 mg/year C x 365 E DENTRIFICATOIN LOSS % 20 % F DENTRIFICATION LOSS 4380000 mg/year D x 80% G TOTAL ANNUAL N LOAD 4.38 kg/year F / 1000000 H PLANT UPTAKE 220 kgN/ha/year I MINIMUM AREA FOR N UPTAKE 0.01990909 ha G / H 2 J AREA FOR N UPTAKE 199.1 m I x 10,000

GS095F V1 Dec-16

Ground Science

APPENDIX I SYSTEM CONSTRUCTION, OPERATION AND MAINTENANCE

CONSTRUCTION METHODS Any wastewater system should be installed in compliance with the manufacturer’s recommendations, AS/NZS 3500.2:2003 Plumbing and Drainage and Council requirements. An EPA Certificate of Approval is no longer required to certify that the installation has been performed in accordance with relevant requirements, however a Council inspection will be undertaken to confirm compliance. The following excavation techniques shall be observed to minimise the risk of damage to the soil: • Plan to excavate only when the weather is fine; • Avoid excavation when the soil has a moisture content above the plastic limit; • All trenching used to install pipes/lines must be backfilled adequately to prevent preferential flow; and • Irrigation lines must be installed parallel to the contour of the site slope. OWNERS RESPONSIBILITIES Owners and occupiers must ensure the onsite wastewater management system is operated, maintained and monitored in accordance with the Council permit and EPA requirements. If a person other than the property owner will be using the system, the property owner must ensure the person is aware of any responsibilities they have in relation to the system, especially the mandatory requirement for ongoing regular servicing. A person who fails to comply with the permit conditions could be subject to Council enforcement action and penalties under sections 53MA and/or 53N of the Act. Property owners may need to review their public liability insurance policy to ensure the onsite wastewater management system is included. Treatment System: A suitably qualified maintenance contractor should perform maintenance procedures including but not limited to: • Checking the structural integrity of the tank/s and lid/s; • Checking the condition and operation of the, float switches and other components, and replacing or repairing any faulty parts; This copied document is made available for the sole purpose • Ensuringof adequat enablinge air itsdeliv considerationery and timing of & aeration; review as part of a planning • Ensuring coprocessrrect oper atiunderon of sludgethe Planning return systems and Environmentand skimmers; Act 1987. This document must not be used for any purpose which may • Checking biomass accumulation on the media (fixed growth systems) or settleability using Imhoff Cone breach any copyright. (suspended growth systems); • Assessing liquid characteristics such as colour, odour, pH, clarity and dissolved oxygen, to measure treatment performance or making adjustments as required to improve effluent quality; and • Testing of effluent biochemical oxygen demand and suspended solids by a NATA registered laboratory in accordance with the time period set out in the system’s EPA Certificate of Approval.

Land Application System: • Regularly maintain vegetation within the LAA to maximise uptake of water and nutrients; • Monitor and maintain the system as per the manufacturer’s recommendations, including flushing of lines; • Regularly clean in-line filters; • Do not erect any structures over the LAA; • Minimise vehicle access to the LAA, to prevent compaction; • Ensure that a minimum of two warning signs complying with AS 1319 and AS 1547 regarding the use of recycled water is posted within the irrigation area; and • Divert storm water away from the land application area as much as practicable. Water Conservation and Improving Wastewater Quality Good water conservation is an important aspect in the overall management of onsite systems. It is important to the ongoing performance of both the treatment and land application systems that they are not overloaded hydraulically, or by particular chemical constituents contained in wastewater. AAA rated plumbing is recommended for all water fixtures. Using the following water saving devices, the property’s water consumption can be reduced substantially: • AAA rated shower heads to limit flow to 6L/minute; • AAA rated dishwasher, using not more than 18L/wash; and • AAA rated washing machine, front loading, limiting water use to 22L/dry kg of clothes or less; • dual flush 6/3L pan and cistern; and • AAA rated taps, limiting flow to less than 9L/minute. Organic matter, oils and fats can enter the waste stream from various sources. These pollutants can be reduced by avoiding disThisposa copiedl of food documentwastes, oils anis dmade fats down available the sink. for Compost the sole food purpose and other organic wastes where possible and placeof oilsenabling and fats its in sealeconsiderationd containers &fo rreview disposa las with part the ofCounc a planningil waste co llection system. Never install “Insinkerator” processstyle garba underge disposal the Planning units. A grease and Environmenttrap should be i nstalAct led1987. to c apture any grease and oils that make their wayThis into t hedocument waste stream. must not be used for any purpose which may breach any copyright. Bleaches, disinfectants and other cleaning compounds can harm wastewater treatment systems, such as septic tanks, because they kill bacteria that colonies the treatment system and help treat wastewater. Use these products sparingly and always check that they are safe for septic systems. Avoid placing oil, paint, petrol, acids, degreasers, photography chemicals, cosmetics, lotions, pesticides and herbicides in the wastewater system. Even small amounts of these products can harm the performance of the onsite effluent management system.

Planning Permit Application For a Additions to a building to be used as A Place of Assembly, Buddhist Monastery, in a Bushfire Management Overlay at This copied document595 is made Seymour available for the sole-Pyalong purpose Road of enabling its consideration & review as part of a planning process under the Planning and Environment HilldeneAct 1987. 3660 This document must not be used for any purpose which may breach any copyright. June 2020

Prepared for: Nigrodharama Forest Monastery Inc. 595 Seymour-Pyalong Road, Hilldene 3660

Prepared by: Dean Putting, Yarra Valley BAL Assessments PO Box 292, Yarra Glen, 3775 0409 330 458 [email protected]

VERSION DATE DETAILS 19.05.2020 Initial Site Visit / Inspection A 17.06.2020 Final for client approval

2 TABLE OF CONTENTS

1. Introduction 4 Locality Map

2. Proposed Development 5

3. Bushfire Hazard Site Assessment 6 Within 150 m of proposed development - Site Description Hazard Assessment

4. Defendable Space & Construction Requirements 10

5. Bushfire Hazard Landscape Assessment 11 Regional Bushfire Planning Assessment Bushfire Hazard Potential Fire Run Fire History & Prevention Works Broader Landscape Type

6. Bushfire Management Statement 13 53.02-4 Bushfire Protection Objectives 53.02-4.1 Landscape, Siting and Design Objectives AM 2.1: Broader Landscape AM 2.2: Siting AM 2.3: Building Design 53.02-4.2 Defendable Space and Construction Objective AM 3.2: Defendable Space for other Buildings and Works AltM 3.6: Integrated Decision Making for Development Occupied by more Vulnerable People 53.02-4.3: Water Supply and Access Objectives AM 4.2: Water Supply and Access – Other Development

7. Other Planning Provisions 18 Vegetation Management This copied document is made available for the sole purpose

8. Conclusionof enabling its consideration & review as part of a planning 19 process under the Planning and Environment Act 1987.

9. RecommendationsThis document must not be used for any purpose which may 19 breach any copyright.

10. References 20

11. Appendices 20 Title Plan Bushfire Hazard Site Plan Bushfire Hazard Landscape Plan 2005 EVC’s Fire History Bushfire Management Plan Bushfire Emergency Management Plan

3 1. INTRODUCTION

Clause 44.06 – Bushfire Management Overlay (BMO) applies to the land on which this proposed development is located. The purpose of the BMO is: • To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. • To ensure that the development of land prioritises the protection of human life and strengthens community resilience to bushfire. • To identify areas where the bushfire hazard warrants bushfire protection measures to be implemented. • To ensure development is only permitted where the risk to life and property from bushfire can be reduced to an acceptable level.

As the proposal is for additions to a building to be used as a Place of Assembly, it is subject to Clause 44.06-2 Permit Requirement.

Clause 53.02 – Bushfire Planning sets out the planning requirements for applications under Clause 44.06 – Bushfire Management Overlay.

This document has been prepared in accordance with the requirements of Clause 53.02.

Locality Map

4 2. PROPOSED DEVELOPMENT

The proposal is for additions to a building to be used as a Place of Assembly for Nigrodharama Forest Monastery Inc. at 595 Seymour-Pyalong Road, Hilldene.

The land is identified as Crown Allotment 12H, Section B on TP363357R and is within the Mitchell Shire Council’s area of responsibility.

The property is located within a Farming Zone (FZ). Three Planning Overlays apply to the Lot: • Bushfire Management Overlay (BMO) • Erosion Management Overlay (EMO) – northwest part of the lot • Vegetation Protection Overlay-Schedule 1 (VPO1) – northwest and western side

A mortgage is the only encumbrance noted on the Title. No easements are identified on the Title Plan

APPLICATION PATHWAYS Pathway One - Dwellings In Existing Settlements Clause 53.02-3 applies to an application to construct a single dwelling or construct or carry out works associated with a single dwelling if all of the following requirements are met: • The land is zoned Neighbourhood Residential Zone, General Residential Zone, Residential Growth Zone, Urban Growth Zone, Low Density Residential Zone, Township Zone or Rural Living Zone. • There is only one dwelling on the lot. • The application meets all of the approved measures contained in Clause 53.02-3 Clause 53.02-4 applies to all other applications

Pathway Two - All Other Buildings and Works Clause 53.02-4 applies to all other buildings and works, including an application that does not meet all the approved measures in Clause 53.02-3

Pathway Three - Subdivisions Clause 53.02-4.4 contains requirements for subdivisions.

The application is for a Place of Assembly therefore the pathway for this application is Pathway Two – All Other Buildings and Works This copied document is made available for the sole purpose Pathwayof One enabling its considerationPathway & review Two as part of a planningPathway Three 53.02-3 process under the Planning53.02 and-4 Environment Act 1987. 53.02-4.4 This document must not be usedOther for - Child any purpose Care, which may breach any copyright. Education Centre, Dwellings Dwellings, DPUs, Hospital, Leisure & In Existing Industry, Office or Recreation or Settlements Retail Premises Place of Assembly Subdivisions APPROVED MEASURES AM 1.1 AM 2.1 AM 2.1 AM 5.1 AM 1.2 AM 2.2 AM 2.2 AM 5.2 AM 1.3 AM 2.3 AM 2.3 AM 5.3 AM 3.1 AM 3.2 AM 5.4 AM 4.1 AM 4.2 ALTERNATIVE MEASURES Not Permitted AltM 3.3 AltM 3.6 AltM 5.5 AltM 3.4 AltM 3.5

3. BUSHFIRE HAZARD SITE ASSESSMENT

The Bushfire Hazard Site Assessment describes the bushfire hazard within 150m of the proposed development and provides an analysis of the site.

Site Description • The subject land is an irregular shaped parcel located in the east side of Seymour- Pyalong Road. It has a frontage consisting of four segments in a convex form and total length of 763.63m. The north boundary of 138.89m is at right angles to the east and longest boundary of 622.82m. The widest point of the land is a little south of midway before tapering again towards the south. The lot has a total area of 16.44ha. The main axis of the lot is north south and the aspect is mixed, falling from a high point that occupies the north section of the property. Slopes vary with the steepest nearing 18º. • The land has been developed and contains a single dwelling and a number of outbuildings scattered in the vicinity of the dwelling. The existing dwelling will provide accommodation for the Monks living on the site and the proposed Prayer Hall addition will be the Place of Assembly where visitors will gather from time to time. • The stock grid at the entrance to the land and another at the gate to the fenced house area suggest that the land had been used for a grazing enterprise in the past. Open grass areas now include significant eucalypt regrowth since grazing ceased. Kangaroos now keep the grass short amongst the regrowth. Less disturbed forest grows on the slopes beyond the previously cleared land. EVC mapping identifies the vegetation as Box Ironbark Forest however there is greater variation present with Red Gum in the lower areas around the creek with Grey and Red Box on the lower slopes and scattered Ironbarks on the upper pats of the rise. Understorey is open and sparsely vegetated. • The adjacent land to the east contains a cover of forest vegetation with a similar mix of tree species on the lower slopes as on the subject land whilst the adjacent land to south has been cleared, pasture established and is grazed. • Reticulated water is not available on the vicinity and water for most uses is stored on site in rainwater tanks. A large dam on the creek along the driveway holds a good quantity of water. • Seymour-Pyalong Road is a sealed local road that traverses areas of forest and grassland. Travel on this road during bushfire activity is potentially hazardous and not recommended. Leaving the district early on days of elevated fire danger is always the safest optionThis copied document is made available for the sole purpose Approach to the existing dwelling 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.

6 Prayer Hall addition will extend past the vehicle in image

North elevation of the dwelling

This copied document is made available for the sole purpose View to north 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.

7 View to east

Vegetation on adjacent land to east

This copied document is made available for the sole purpose View to south 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.

8 Adjacent land to south

View along driveway towards road

This copied document is made available for the sole purpose Dam in gully on north side of driveway 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.

9 Entrance to the property off Seymour-Pyalong Road

Hazard Assessment The assessment is prepared using the process set out in Planning Permit Applications BMO Technical Guide, which integrates relevant parts of AS 3959:2018 Construction of buildings in bushfire prone areas. a. Vegetation Classification AS 3959:2018 2.2.3 Vegetation and CFA Vegetation Classes: Victorian Bushfire Management Overlay (Feb 2014) were used to determine the vegetation type

N E S W

Vegetation Type Forest Forest Grassland Forest b. Exclusions – Low threat vegetation and non-vegetated areas AS 3959:2018 2.2.3.2 Exclusions apart from (a)

N E S W

ExclusionsThis copied document- is made available- for the sole purpose- (e) of enabling its consideration & review as part of a planning c. Distance to classifiableprocess under vegetation the Planning and Environment Act 1987. AS 3959:2018 2.2.4 DistanceThis document of the site must from notclassifiable be used vegetation for any purpose which may breach any copyright. N E S W Distance of building from vegetation 80m 44m 85m 40m d. Effective Slope AS 3959:2018 2.2.5 Effective slope of land under the classified vegetation

N E S W >5-10º >0-5º >5-10º Effective Slope Upslope downslope downslope downslope

10 4. DEFENDABLE SPACE & CONSTRUCTION REQUIREMENTS

The process for determining the achievable defendable space and associated BAL rating for the building construction requirements is informed by the Bushfire Hazard Site Assessment in the previous section.

Vegetation type, exclusions, distances of the building to the classified vegetation and effective slopes are all facts that contribute to the existing bushfire hazard and potential defendable space achievable on the site.

Given the pathway ascertained in Section 2. Proposed Development, Table 2 Defendable space and construction of Clause 53.02-5 will be used to determine the requirements

Construction requirements and defendable space distances achievable within the title boundaries based on the Bushfire Hazard Site Assessment

N E S W

BAL Rating BAL 29

Defendable Space 39m 39m 39m 39m

11 5. BUSHFIRE HAZARD LANDSCAPE ASSESSMENT

The Bushfire Hazard Landscape Assessment describes the bushfire hazard of the general locality more than 150m from the site

Regional Bushfire Planning Assessment This area is located within the Mitchell Shire however it is not specifically identified for comment within the noted in the RBPA Hume Region – Mitchell Shire section. This is possibly due to the low population density, the low local relief of the terrain and the dominance of grassland fuels.

Victorian Fire Risk Register - Bushfire The land is identified as a Targeted Property, ie A residential property with the highest exposure to bushfire risk, in the Very High category on the Victorian Fire Risk Register within the Hilldene Fire Brigade area.

Bushfire Hazard a. Fuel (vegetation) • Grassland fuels with rapid fire development and spread are the main hazard in the broader landscape delivering fire to the forest vegetation on the subject land from most directions • Forest fuels constitute a greater hazard near to and in the subject land with higher fire intensities and restricted access for ground suppression resources. • Elements of remnant forest remain scattered through the landscape in and amongst the grassland. • Reduced forward rates of bushfire spread in the forest vegetation. b. Weather • Subject to weather patterns typical of southern Victoria • Wind patterns from N-NW associated with elevated fire danger – hot dry continental winds with increasing velocity of a number of days culminating in a W-SW change aheadThis of copied a cold front.document Gusty is conditions made available ahead forof, theduring sole and purpose after passage of front followedof byenabling cooler itsand consideration moist maritime & reviewsouth west as part airstream. of a planning process under the Planning and Environment Act 1987. c. Topography This document must not be used for any purpose which may • Sugarloaf Creekbreach nearby any to copyright.the east and most of the surrounding area drains north into the Goulburn River • Landscape of low local relief with little topographical influence of fire behavior and spread. Combination of flat to undulating land and grassland fuels resulting in elliptical shaped wind driven fires.

Potential Fire Runs N-NW: • Potential fire run from north through forest within the Puckapunyal area towards the Puckapunyal township. Active fire suppression will likely halt fire spread at interface. Downwind spotting or an ignition on south side of Seymour-Tooboorac Road could result in fire spread from grassland into forest towards site. Fire spread in remnant forest vegetation on subject land will be the main threat to the site.

12 • Potential fire run across grassland and areas of remnant forest. Downwind spotting from scattered trees in grassland aiding fire spread to overcome disruptions. Spread through grassland with scattered trees on west side of Seymour-Pyalong Road towards site. Remnant forest on site increasing fire intensity and cutting of egress.

W-SW: • Post wind change fire run potential dependent on extent and location of pre change fire perimeter, especially the eastern flank. • Potential rapid fire spread from west across grassland towards site. Increased intensity in forest on subject land cutting off egress from site. • Potential fire run from southwest in predominantly grassland fuels. Good access for suppression resources. Short run in forest on subject land towards site

Fire History & Prevention Works The information supplied here is based on publicly available records, which primarily relate to larger fires in the landscape and planned burns on public land. Whilst this does not reflect the frequency of ignitions that are controlled by first attack crews, before developing to a significant size, it does include the more notable fires in the district within the past 30 years and also reflects the level of preventative burning on public land undertaken by FFMV and their predecessors.

A number of significant bushfires have burnt in the district over the years with the largest more than 30 years ago. More recent bushfires have been much smaller in area likely due to improved firefighting resources and organization (and possibly fewer ignitions).

Areas of forest on public land treated by planned burning are remote from the site and unlikely to have any moderating influence on fire spread towards it.

Modification of annual grassland fuels by grazing, haymaking or slashing reduces fire intensities and increases likelihood of extended first attack success in the broader landscape.

Broader Landscape Type

The subject site is located in a Broader Landscape Type Three. The characteristics include: • The type and extent of vegetation located more than 150 metres from the site may result in neighbourhood-scale destruction as it interacts with the bushfire hazard on and close to the site. • BushfireThis can copied approach document from more is made than oneavailable aspect. for the sole purpose • The site isof located enabling in an its area consideration that is not &managed review as in parta minimal of a planning fuel condition • Access to anprocess appropriate under place the thatPlanning provides and shelter Environment from bushfire Act 1987. is not certain. This document must not be used for any purpose which may breach any copyright.

6. BUSHFIRE MANAGEMENT STATEMENT

53.02-4 Bushfire Protection Objectives

53.02-4.1 Landscape, Siting and Design Objectives

Development is appropriate having regard to the nature of bushfire risk arising from the surrounding landscape.

Development is sited to minimize the risk from bushfire.

Development is sited to provide safe access for vehicles, including emergency vehicles.

Building design minimizes the vulnerability to bushfire attack.

APPROVED MEASURES AM 2.1: Broader Landscape Requirement The bushfire risk to the development from the landscape beyond the site can be mitigated to an acceptable level.

Response Grassland is the predominant fuel in the broader landscape. It has potential for rapid fire development and spread as wind velocities increase. Long distances are covered in short time frames meaning that fire could arrive at the property with little warning. Slower spread but increased fire intensity in forest fuels on subject land. Egress from the building to the road is to west and might not be available once fire spread in forest on the land develops. This copied document is made available for the sole purpose Remnant forestof enabling vegetation its onconsideration the subject land& review creates as parta greater of a planninghazard to the site than the broader landscape.process Fuels under loads the within Planning these andforests Environment are lower thanAct 1987.those used within AS3959:2018 for fireThis behavior document calculations must not thereforebe used forpotential any purpose exposure which of the may building will be below that expectedbreach under any the copyright. design weather conditions on which the Standard is based.

Application of bushfire protection measures in accordance with Clause 53.02 requirements will ensure that the risk is mitigated to an acceptable level.

AM 2.2: Siting Requirement A building is sited to ensure the site best achieves the following: • The maximum separation distance between the building and the bushfire hazard. • The building is in close proximity to a public road. • Access can be provided to the building for emergency service vehicles. 14

Response • Areas of once cleared and grazed land surround the building however, since stock have been removed from the land, eucalypt growth is reestablishing in the absence of razing pressure. Establishment of defendable space will create separation from the bushfire hazard. • The building is around 250m from the road boundary. • The existing gravel driveway will be upgraded as necessary to comply with access requirements for emergency vehicles.

AM 2.3: Building Design Requirement A building is designed to be responsive to the landscape risk and reduce the impact of bushfire on the building.

Response The proposed prayer hall addition to the building will be of a similar form to the existing building.

The steel roof has a low pitch. Routine removal of accumulated windblown debris may be required to minimize buildup of leaf litter on the roof. Exterior materials of the new walls will be metal cladding. A gravel infill between the concrete paths and the building creates an apron of noncombustible material around the building at ground level. The new works will result in one reentrant corner at ground level where the addition meets the existing building.

BAL construction requirements will ensure that entry of embers is denied, areas where debris might accumulate will be constructed of resilient materials and exposed elements will have an appropriate level of protection from the passage of a bushfire.

53.02-4.2This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning Defendable Spaceprocess underand Constructionthe Planning and EnvironmentObjective Act 1987. This document must not be used for any purpose which may Defendable space andbreach building any construction copyright. mitigate the effect of flame contact, radiant heat and embers on buildings.

APPROVED MEASURES

AM 3.2: Defendable Space for Other Buildings and Works Requirement A building used for accommodation (other than a dwelling or dependent person’s unit), a child care centre, an education centre, a hospital, leisure and recreation or a place of assembly is: • Provided with defendable space in accordance with Table 3 and Table 6 to Clause 53.02-5 wholly within the title boundaries of the land. • Constructed to a bushfire attack level of BAL 12.5

15 Response • The proximity of the east boundary to the building prevents Table 3 defendable space from being provided within the title boundaries. • See AltM 3.6 below

ALTERNATIVE MEASURES

AltM 3.6: Integrated Decision making for Development Occupied by more Vulnerable People Requirement A building used for accommodation (other than a dwelling or dependent person’s unit), child care centre, education centre, hospital, leisure and recreation or place of assembly may provide defendable space in accordance with Table 2 Columns A, B or C and Table 6 to Clause 53.02-5 where it can be demonstrated that: • An integrated approach to risk management has been adopted that considers: • The characteristics of the likely future occupants including their age, mobility and capability to evacuate during a bushfire emergency. o The intended frequency and nature of occupation. o The effectiveness of proposed emergency management arrangements, including a mechanism to secure implementation. • Less defendable space and a higher construction standard is appropriate having regard to the bushfire hazard landscape assessment.

Response The application is for a building to be used as a Place of Assembly.

Due to the proximity of the east boundary of the land to the building, Table 3 defendable space cannot be achieved within the title boundaries.

An integrated approach to risk management is proposed and has considered: • The characteristics of likely future visitors o Visitors are likely to represent a cross section of ages and backgrounds. o They will be responsible for their own transport arrangements to and from the site. o Visitors with limited ability or mobility will almost certainly be assisted by a friend, relative or carer who can provide support in an emergency o It isThis likel copiedy that many document of the is visitors made willavailable be from for out the of sole the areapurpose and may not be familiarof enablingwith the local its consideration area, roads and & review bushfire as risk. part of a planning process under the Planning and Environment Act 1987. • The intended frequency and nature of occupation This document must not be used for any purpose which may o The site will be occupied full time by five Monks and possibly two lay persons. breach any copyright. o Weekdays there could be up to 10 visitors to the site daily from 0830-1200. o Weekends there could be up to 20 visitors to the site daily from 0830-1200. o Larger numbers of visitor are expected, around 50, to attend special occasions such as the three Buddhist holidays and two events with visiting overseas teachers per year and will generally be held from 0830-1400. o Activities are based on teaching and training in Buddhist discipline

• The effectiveness of proposed emergency management arrangements o A Bushfire Emergency Management Plan has been prepared for the site. o It identifies roles and responsibilities of the Chief Warden and ensures that triggers and actions are in place to prepare for and respond to bushfire emergencies. o Response to bushfires occurring locally will be guided by advice and warnings from emergency services. The preferred option is to vacate the site ahead of the arrival of fire activity in the vicinity

16 o The Prayer Hall may be used to provide Shelter-In-Place for visitors to the site if bushfire threatens the immediate surrounds. (This is the only part of the building constructed to BAL construction standards). o Planned events on the site will be postponed or relocated on days of Extreme or Code Red Fire Danger as well as on days of declared Total Fire Ban. This avoids placing visitors at potential risk in a bushfire prone landscape on days of elevated fire danger.

Defendable space and construction in regard to the surrounding environment • Defendable space o Defendable space in accordance with Table 3 cannot be achieved wholly within the title boundaries. Table 2 Column C defendable space will be established around the building. Forest vegetation on the land creates the main bushfire hazard to the building.

• Construction o It is proposed to apply BAL 29 construction requirements to the additions to provide the structure with an appropriate level of resistance to the bushfire exposure of the site, should it be required to be used as a Shelter-In-Place option if bushfire threatens the site.

53.02-4.3 Water Supply and Access Objectives

A static water supply is provided to assist in protecting property

Vehicle access is designed and constructed to enhance safety in the event of a bushfire

APPROVED MEASURES

AM 4.2: Water Supply and Access – Other Development Requirement A building used for accommodation (other than a dwelling or dependent person’s unit), child care centre, education centre, hospital, leisure and recreation or place of assembly is provided with: • A staticThis water copied supply document for firefighting is made and available property for protection the sole purposes purpose of 10,000 litres per 1,500of m enabling2 of floor itsspace consideration up to 40,000 & reviewlitres. as part of a planning • Vehicle accessprocess that isunder designed the Planning and constructed and Environment as specified Act in 1987. Table 5 to Clause 53.02-5. This document must not be used for any purpose which may • An integrated approachbreach to any ris kcopyright. management that ensures the water supply and access arrangements will be effective based on the characteristics of the likely future occupants including their age, mobility and capacity to evacuate during a bushfire emergency. The water supply may be in the same tank as other water supplies provided that a separate outlet is reserved for fire fighting water supplies.

Response Water supply The floor space of the building is less than 1500m2. A water supply with an effective capacity of 10,000 litres must be established on the site which meets the following requirements: • Be stored in an above ground tank constructed of concrete or metal • Have all fixed above ground water pipes and fittings required for firefighting purpose be

17 made of corrosive resistant metal. • Include a separate outlet for occupant use • Be readily identifiable from the building or appropriate identification signage to the satisfaction of the relevant fire authority. • Be located within 60 metres of the outer edge of the building • The outlet/s of the water tank must be within 4m of the accessway and unobstructed. • Incorporate a separate ball or gate valve (65mm BSP) and coupling (64mm CFA 3 TPI male fitting) • Any pipework and fittings must be a minimum of 65mm nominal bore (excluding CFA coupling)

Access Access to the dwelling and CFA water supply outlet must meet the following requirements: • All-weather construction • A load limit of at least 15 tonnes • Provide a minimum trafficable width of 3.5 metres • Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically • Curves must have a minimum inner radius of 10 metres. • The average grade must be no more than 1 in 7 (14.4 percent) (8.1°) with a maximum of no more than 1 in 5 (20 percent) (11.3°) for no more than 50 metres • Dips must have no more than a 1 in 8 (12.5 percent) (7.1°) entry and exit angle. • A turning area for fire fighting vehicles must be provided close to the building by one of the following: o A turning circle with a minimum radius of eight metres. o A driveway encircling the dwelling. o The provision of other vehicle turning heads – such as a T or Y head – which meets the specification of Austroad Design for an 8.8 metre Service Vehicle • Passing bays must be provided at least every 200 metres • Passing bays must be a minimum of 20 metres long with a minimum trafficable width of 6 metres.

Risk Management The Bushfire Emergency Management Plan requires that the site be closed to visitors on days of Total Fire Ban as well as any day with a forecast Fire Danger Rating of Extreme or Code Red for the North Central TFB District. This limits potential visitors to the district when fire danger is elevated.

All visitorsThis to the copied site are document responsible is made for their available own transport for the sole arrangements purpose and any visitors with special needsof enabling will be its accompanied consideration by & a review carer or as other part personof a planning responsible for them who are able to assist in the event of evacuation being required. process under the Planning and Environment Act 1987.

This document must not be used for any purpose which may

breach any copyright.

7. OTHER PLANNING PROVISIONS

Vegetation Management

Clause 42.02 – Vegetation Protection Overlay-Schedule 1 (VPO1) has been applied to western part of the subject land. No vegetation removal or modification is proposed within the area subject to the VPO1.

18 In addition to the VPO1, as the size of the site is greater than 4000m2 vegetation removal will be subject to the provisions of Clause 52.17 Native Vegetation. A permit is required to remove, destroy or lop native vegetation, including dead native vegetation. This does not apply: • If the Table to Clause 52.17-7 specifically states that a permit is not required • If a native vegetation precinct plan corresponding to the land is incorporated into this scheme and listed in the schedule to Clause 52.16 • To the removal, destruction or lopping of native vegetation specified in the schedule to this clause.

Modification of native vegetation will be required to establish defendable space.

It is recommended that an arborist be engaged to determine the best course of action to achieve the defendable space 5m canopy separation requirement based on tree age, structure, health, significance or habitat value.

8. CONCLUSIONS

The proposal is for additions to a building to be used as a place of assembly

It is located in an area where forest vegetation on the subject land creates the main hazard to development on the site

The proposed addition will be built to the construction requirements of BAL 29

Defendable space can be achieved and will be established and managed to minimize the spread and intensity of bushfire

The proposed measures can be practically implemented and maintained in conjunction with the ongoing use of the land.

The proposed development meets Bushfire Protection Objectives of Clause 53.02-4 53.02-4.4 for subdivisions

This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning 9. RECOMMENDATIONSprocess under the Planning and Environment Act 1987. This document must not be used for any purpose which may breach any copyright. Given that:

• The risk to human life, property and community infrastructure from bushfire will be reduced to an acceptable level.

• Bushfire protection measures, including the siting, design and construction of the building, vegetation management, water supply and access will be implemented and maintained within the property.

• The risk to existing residents, property and community infrastructure from bushfire will not be increased.

It is recommended that approval be granted to this application

10. REFERENCES

CFA Vegetation Classes: Victorian Bushfire Management Overlay (Feb 2014)

CFA Guideline for remote outlets on water tanks in the Bushfire Management Overlay (Version 2 September 2017)

DELWP Planning Permit Applications - Bushfire Management Overlay – Technical Guide (September 2017)

DELWP Victorian Planning Provisions

Forest Fire Management Victoria - Joint Fuel Management Program Plan 2019/20 – 2021/22

High Fire Risk Project – Landscape and terrain feature mapping

Standards Australia AS 3959:2018 Construction of buildings in bushfire prone areas

11. APPENDICES

Title Plan Bushfire Hazard Site Plan Bushfire Hazard Landscape Plan 2005 EVC’s Fire History Bushfire Management Plan Bushfire Emergency Management Plan

20 TITLE PLAN 595 SEYMOUR-PYALONG ROAD, HILLDENE

TITLE PLAN EDITION 1 TP 363357R

Notations Location of Land SUBJECT TO THE RESERVATIONS EXCEPTIONS CONDITIONS AND POWERS CONTAINED IN CROWN GRANT VOL. 8331 FOL. 737 AND NOTED Parish: LOWRY ON SHEET 2 OF THIS PLAN Township: Section: 8 Crown Allotment 12H Crown Portion:

Last Plan Reference: Derived From: VOL 8331 FOL 737 Oeptl'I Limitation: 50 FEET ANY REFERENCE TO MAP IN THE TEXT MEANS THE DIAGRAM SHOWN ON THIS TITLE PLAN

Description of Land / Easement Information THIS PLAN HAS BEEN PREPARED FOR THE LAND REGISTRY, LAND VICTORIA, FOR TITLE DIAGRAM PURPOSES AS PART OF THE LAND TITLES AUTOMATION PROJECT COMPILED: 22/03/2000 VERIFIED: GB COLOUR CODE Y = YELLOW

LENGTHS ARE IN Metres = 0.3048 x F"eet LINKS Sheet 1 of 2 sheets Metres = 0.201168 x Unks

TITLE PLAN TP 363357R

LAND DESCRIPTION INCLUDING RESERVATIONS EXCEPTIONS

CONDITIONS AND POWERS SHOWN ON THE CROWN GRANT

~l1 ,,,.,. PJl-;;CJ-: OF I.A~!> 111 r],11 1111d ~Ulto "'""''•"'• tort)' acre,,- tvo rooda and tveot)'-<>11e perohoa more or leeo 'beins Allot,.ont tvolveff of Section B in the Parioh of Lowry Count.,. ot Dolhou..ie ------

dt! r,t 1n1 11u cluut ,etlJt.. .n tlJ11 m&J, iii tLo 1D11.ry111 ht_,m_,f -roo, nn:n 'l\1tli 1lw t1J,:l1t tu i.ml. 1htl!, !<1r \\Alet u;,d tti tLo ua.i: for nll 1,aq-0,« l.lb • Acu (l1u~i1itL(lt'r cullt..-' pirt or ,tie ,~id l.3nd. 1iii) rir),1 f, r ~r

LENGTHS ARE IN Metres = 0.3048 x Feet LINKS Sheet 2 of 2 sheets Metres = 0.201168 x Unks

BUSHFIRE HAZARD SITE PLAN 595 SEYMOUR-PYALONG ROAD, HILLDENE

LEGEND v 71 GRASSLAND VEGETATION fS '.'! EXISTING BUILDING v 71 FOREST VEGETATION PROPOSED ADDITION CONTOUR - INTERVAL 10 m

TITLE BOUNDARIES ASSESSMENT AREA-150m RADIUS

SCALE 1: 2,000 BUSHFIRE HAZARD LANDSCAPE PLAN 595 SEYMOUR-PYALONG ROAD, HILLDENE

HOT DRY N-NW CONTINENTAL WINDS

Potential fire run from north through forest within the Puckapunyal area towards the Puckapunyal township. Active fire suppression will likely halt fire spread at interface. Downwind spotting or an ignition on south side of Seymour-Tooboorac Road could result in fire spread from grassland into forest towards site. Fire spread in remnant forest vegetation on subject land will be the main threat to the site. Potential fire run across grassland and areas of remnant forest. Downwind spotting from scattered trees in grassland aiding fire spread to overcome disruptions. Spread through grassland with scattered trees on west side of Seymour-Pyalong Road towards site. Remnant forest on site increasing fire intensity and cutting of egress.

Potential rapid fire spread from west across grassland towards site. Increased intensity in forest on subject land cutting SUBJECT LAND off egress from site.

W-SW WIND CHANGES AHEAD OF COOLER MOIST MARITIME FLOW This copied document is made available for the sole purpose Potential fire run from southwest in predominantly of enabling its considerationgrassland fuels. & review Good accessas part for of suppression a planning process under theresources. Planning Short and run Environment in forest on subject Act 1987. land This documenttowards must notsite be used for any purpose which may breach any copyright.

2005 EVCs - 595 Seymour-Pyalong Road, Hilldene

HOF Legend

2005 Individual EVC Attributes 2005 EVCs Outlines 2005 EVCs by Subgroup Lowland Forests ■ Dry Forests (exposed/lower altitude) Dry Forests (sheltered/higher altitude) ■ Damp Forests ■ Wet Forests ■ Montane Woodlands ■ Montane Shrub/Grasslands ■ Sub-alpine Woodlands ■ Sub-alpine Shrub/Grasslands ■ Herb-rich Woodlands (damp sands) ■ Herb-rich Woodlands(alluvial terraces/ ■ Mallee (siliceous sands) Mallee (calcareous dunefields) HOF ■ ■ Mallee (clay plains) ■ Mallee (sandstone ridges and rises) ■ Riparian Scrubs or Swampy Scrubs This copied document is made available for the sole purpose Riparian Forests or Woodlands of enabling its consideration & review as part of a planning ■ Coastal Scrubs, Gras and Woodlands process under the Planning and Environment Act 1987. ■ Riverine Grassy Woodlands/Forests This document must not be used for any purpose which may ■ Riverine Grassy Woodlands/Forests breach any copyright. ■ Wetlands (fresh water) Wetlands (brackish/estuarine) 1:1:10,00010,000 - Map Created on 05/05/20 4:41

0.5 0 Distance / 2 0.5 Kilometers Disclaimer: This map is a snapshot from Victorian Government data. This material may be of assistance to you but the State of Victoria does not guarantee is without flaw of any kind or is wholly appropriate for your particular Environment, purpose and therefore disclaims all liability for error, loss or damage which may arise from reliance upon it. All GDA_1994_VICGRID94 ORIA I Land, Wa~er persons accessing this information should make the appropriate enquiries to access the currency of data. tate and Planning © The State of Victoria, Department of Environment, Land, Water and Planning 2016 Government Fire History - 595 Seymour-Pyalong Road, Hilldene S N 3 fl Hil

Wodon!JO Horslu m p ondigo

Avenel · 3 £1 lboume \ 9 3 r t, --:,;te g iad3JO 2006 Gc!olong• T,,.,; 1qon 3 P o'1f311d k punyal CommPuonwc a ealthArea .c "5 Legend 0 1982 c., .. ., 2 5 Wildfire History 1997 ~ 2019 1970 - 1979 2019 2019 1984 ■ 1980 - 1989 1990 - 1999 2 0f0 Puckapuny al ■ 1976 ■ 2000 - 2004 1 9 .. 2005 - 2009 ■ 2000 ) '014 2010 - 2014 2013 Seymour ■ 2041 7'""...015 2015 - 2016 2012 ■ ' 1003 ■ 2017 - 2018 Planned Burn History 2Q12 ubject Land 1970 - 1989 1990 - 1999 .i 2016 ■ 2000 - 2004 2015 2005 - 2009 ■ 2010 - 2014 Glenaroua -- ■ 2015 - 2016 Pyalong 20.13 2002 ■ 1988 2017 - 2018 2018 ■ 2013·.,e rr is dal e

2013 2013 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. 2016 This document must not be used for any purpose which may 'io'15 breach any copyright. 2016 2016 1: 250,000 @DELWP 1005 12,700 0 6,350.00 12,700 Meters Map Created on 05-May-2020

Disclaimer: This map is a snapshot generated from Victorian Government data. This material may be of assistance to you but the State of Victoria does not Environment, GDA_1994_VICGRID94 guarantee that the publication is without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for error, loss or Land.Water © The State of Victoria, Department of Environment, Land, Water and Planning 2020 damage which may arise from reliance upon it. All persons accessing this information should make appropriate enquiries to assess the currency of the data. and Planning

BUSHFIRE MANAGEMENT PLAN VERSION A 595 SEYMOUR-PYALONG ROAD, HILLDENE 17 June 2020

39m

Minimum 20m long x 6m wide passing bay every 200m

44m

39m

Shed Shed

39m

Turning area for 85m emergency vehicles

This copied document is made available for the sole purpose N 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 0 + breach any copyright. LEGEND VEGETATION CLASS: FOREST CONSTRUCTION STANDARD: BAL 29 f EXISTING BUILDING V 71 DEFENDABLE SPACE PROPOSED ADDITION • W WATER SUPPLY (nominated location)

TITLE BOUNDARIES

SCALE 1: 1000 REFER TO DETAILED SCHEDULE OF BUSHFIRE PROTECTION MEASURES ON THE FOLLOWING PAGE

BUSHFIRE PROTECTION MEASURES SCHEDULE 595 SEYMOUR-PYALONG ROAD, HILLDENE

DEFENDABLE SPACE Defendable space is provided around the Place of Assembly for a distance of 39m in all directions where vegetation (and other flammable materials) will be managed in accordance with the following requirements: • Grass must be short cropped and maintained during the declared Fire Danger Period • All leaves and vegetation debris must be removed at regular intervals during the declared Fire Danger Period • Within 10 metres of a building, flammable objects must not be located close to the vulnerable parts of the building • Plants greater than 10 centimetres in height must not be placed within 3 metres of a window or glass feature of the building. • Shrubs must not be located under canopy trees. • Individual and clumps of shrubs must not exceed 5 square metres in area and must be separated by at least 5 metres. • Trees must not overhang or touch any elements of the building. • The canopy of trees must be separated by at least 5m. • There must be a clearance of at least 2 metres between the lowest tree branches and ground level.

CONSTRUCTION STANDARDS The building must be designed and constructed to a minimum Bushfire Attack Level of BAL 29

WATER SUPPLY A water supply with an effective capacity of 10,000 litres must be established on the site for firefighting purposes which meets the following requirements: • Be stored in an above ground tank constructed of concrete or metal • Have all fixed above ground water pipes and fittings required for firefighting purpose be made of corrosive resistant metal. • Include a separate outlet for occupant use • Be readily identifiable from the building or appropriate identification signage to the satisfaction of the relevant fire authority. • Be located within 60 metres of the outer edge of the approved building • The outlet/s Thisof the copied water documenttank must beis made within available 4m of the for accessway the sole purposeand unobstructed. • Incorporate a sofeparat enablinge ball its or considerationgate valve (65 & millimetre review as B SP)part andof a couplingplanning (64mm CFA 3 threads per inch male fitting)process under the Planning and Environment Act 1987. • Any pipework and fittinThisgs documentmust be a mustminimum not beof 65used millimetres for any purpose (excluding which CFA may coupling) breach any copyright.

ACCESS Access to the building and CFA water supply outlet must meet the following requirements: • All-weather construction • A load limit of at least 15 tonnes • Provide a minimum trafficable width of 3.5 metres • Be clear of encroachments for at least 0.5 metres on each side and at least 4 metres vertically • Curves must have a minimum inner radius of 10 metres. • The average grade must be no more than 1 in 7 (14.4 percent) (8.1°) with a maximum of no more than 1 in 5 (20 percent) (11.3°) for no more than 50 metres • Dips must have no more than a 1 in 8 (12.5 percent) (7.1°) entry and exit angle. • A turning area for fire fighting vehicles must be provided close to the building by one of the following: o A turning circle with a minimum radius of eight metres. o A driveway encircling the dwelling. o The provision of other vehicle turning heads – such as a T or Y head – which meets the specification of Austroad Design for an 8.8 metre Service Vehicle • Passing bays must be provided at least every 200 metres • Passing bays must be a minimum of 20 metres long with a minimum trafficable width of 6 metres.

Nigrodharama Forest Monastery Incorporated

BUSHFIRE EMERGENCY MANAGEMENT This copied document is made available for the sole purpose of enabling its considerationPLAN & review as part of a planning

process under the Planning and Environment Act 1987. This595 document Seymour-Pyalong must not be used for any Road, purpose which may breach any copyright.Hilldene 3660

JUNE 2020

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 VERSION DATEbreach anyDETAILS copyright. OF CHANGES OR REVIEW 2020-A 17.06.2020 Initial version prepared in support of BMS

NIGRODHARAMA FOREST MONASTERY & BUSHFIRE

The Nigrodharama Forest Monastery has been established as a facility for Buddhist Monks to undergo full time and intensive training in Buddhist Meditation and discipline.

Five Monks and two lay persons will reside on site full time.

Visitors numbers to the site may be up to 10 during the week from 0830-1200 daily and up to 20 on weekends from 0830-1200.

Visitor numbers are expected to be larger, up to 50, on the three Buddhist holidays as well as two events per year with visiting overseas teachers and will generally be held from 0830-1400.

Activities and events at the Monastery will be cancelled or postponed on days of Extreme or Code Red Fire Danger and declared days of Total Fire Ban for the North Central District and the Monastery will be closed.

In the event of a bushfire occurring locally, advice will be sought from emergency services and visitors will be requested to vacate the site only if safe to do so.

It is also recommended that persons in residence on the site leave the district early of days of elevated Fire Danger. This copied document is made available for the sole purpose of enabling its consideration & review as part of a planning The preferred option for this site is evacuation ahead of any bushfire impact process under the Planning and Environment Act 1987. This document must not be used for any purpose which may breach any copyright.

PREMISES DETAILS

Name Nigrodharama Forest Monastery Inc

Street Address 595 Seymour-Pyalong Road, Hilldene 3660

Map Ref Vicroads 61 B3, VICMAP NE 362 H8

Email [email protected]

CONTACTS

Manager Name TBA Phone no TBA

WARDENS

Chief Warden Name TBA Phone no TBA

Deputy Wardens As appointed

ROLES & RESPONSIBILITIES CHIEF WARDEN • Ensure the Fire Danger Period preparations are implemented and maintained • Ensure that any firefighting equipment on site that may be relied on in an emergency is in good operating condition and regularly test run • Monitor VicThis Emergency copied document App to assist is made with available informed for decision the sole making purpose and actions to undertake dependentof enabling upon its consideration prevailing weather & review conditions as part of of day a plannings whenever events are in progress at theprocess Nigrodharama under the Forest Planning Monastery and Environment during the FDP Act 1987. • Be responsible forThis the documentdissemination must of not received be used Bushfire for any Warnings purpose andwhich Advice may to the visitors at the site andbreach initiate any appropriate copyright. response • Arrange for the safe egress away from the site in event of an incident requiring visitors to leave • Appoint a Deputy Warden to fulfill the Role and Responsibilities of the Chief Warden in their absence • Ensure that all visitors are aware of who is currently performing the role of Warden and the best means of communication with them • Review this document annually to ensure currency and revise as required

SOURCES OF BUSHFIRE INFORMATION

DO NOT RELY ON A SINGLE SOURCE • www.emergency.vic.gov.au • www.cfa.vic.gov.au • www.ffm.vic.gov.au • Vic Emergency App • www.twitter.com/cfa_updates • www.facebook.com/cfavic • Radio – ABC 774 AM • Radio – 3AW 693 AM • Vic Emergency Hotline 1800 246 246 • Road Closures 13 11 70 or www.vicroads.vic.gov.au • SEWS alert on mobile phones

EMERGENCY CONTACTS

Emergency (police, fire, ambulance) 000 - for all emergency response

Nurse on Call 1300 60 60 24

Seymour Police Station 5735 0200

Forest Fire Management Victoria 13 61 86

CFA District 12 Office (Seymour) 5735 3100 (non-emergency calls only)

Electricity - SP Ausnet 131 799

Mitchell Shire Council 5734 6200 This copied document is made available for the sole purpose Poisons Informationof enabling Centre its consideration131 &126 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.

NEIGHBOURHOOD SAFER PLACES – Place of Last Resort

There are no Neighbourhood Safer Places in the Hilldene area

4 PREPAREDNESS

Commencement of Fire Danger Period

• Review and update this document and all contacts numbers • Provide all persons likely to be performing the role of Deputy Warden with a copy of the latest version of this document • Remove accumulated debris and flammable material from around the buildings - maintain defendable space in accordance with Bushfire Management Plan – 595 Seymour-Pyalong Road, Hilldene, Version A dated 17/06/2020 • Routinely check and test run any firefighting equipment on site. Maintain a log of such tests and maintenance carried out.

During the Fire Danger Period

• Regularly check for and remove accumulated debris (maintain defendable space) • Monitor information daily on the forecast Fire Danger Rating leading up to programmed events • Four day Fire Danger Rating forecasts are available at cfa.vic.gov.au • Monitor sources of information for bushfire warnings and advice throughout the day whenever there are visitors at the Nigrodharama Forest Monastery • Cancel proposed events ahead of days of declared Total Fire Ban or with a Fire Danger Rating of Extreme and above. • Display a copy of the Fire Danger Rating Response page of this document on any web page maintained for the Monastery and signage at access points to the site. • Undertake routine preparedness checks

RESPONSE

Potential bushfire conditions need to be monitored on an ongoing basis during the times whenever visitors are on site at the Nigrodharama Forest Monastery. The following gives a guide to the actions in response to the triggers listed.

Evacuation of the site ahead of bushfire impact is the preferred action.

TRIGGER – Extreme or Code Red Fire Danger Rating Forecast • Upon knowledge of a coming day forecast to be of Extreme or Code Red Fire Danger, participants of proposed activities or events for that day are to be advised that the site will be closed. • The site is to remain closed until Fire Danger Ratings reduce to below the above triggers.

TRIGGER – Declared Day of Total Fire Ban • Upon knowledge of a coming day forecast to be a Total Fire Ban, participants of proposed activities or events for that day are to be advised that the site will be closed. • The site is to remain closed for the whole day.

TRIGGER – Report of Bushfire Bushfire observed in the vicinity • Call 000This Report copied bushfire document in vicinity is made of 595available Seymour for the-Pyalong sole purpose Road, Hilldene . Provide indication of direction from which fire is approaching. of enabling its consideration & review as part of a planning • Contact Duty Warden process under the Planning and Environment Act 1987.

This document must not be used for any purpose which may Duty Warden breach any copyright. • Advise visitors that we are waiting instructions from CFA and they will be updated as more information comes to hand.

TRIGGER – WATCH and ACT warning • Note the nature of the warning and advice given. This may include the location of the fire, direction of its travel. • Confirm from CFA most appropriate actions to be initiated for the Nigrodharama Forest Monastery. These may vary widely depending on conditions and may include: o Monitor conditions for further changes and continue operating as normal, o Advise visitors to start leaving, o Evacuate the site o Prepare to shelter in place • If Evacuation is recommended, obtain advice of best route and initiate actions in the Evacuation section • If Shelter-In-Place is recommended, initiate the Shelter-In-Place actions

TRIGGER – EMERGENCY WARNING The area is under imminent threat of bushfire attack and actions need to be implemented immediately. It may be too late and unsafe to leave the area. • Initiate the Shelter-In-Place actions

ACTION – Shelter-In-Place See above triggers that may result in Shelter in Place actions being required. CFA may also provide advice that it is unsafe to leave the area and people should Shelter-in-Place at Nigrodharama Forest Monastery • Advise all on site that it is too late and unsafe to leave the site, and all are to congregate in the Prayer Hall to Shelter-In-Place • Ensure that all persons have been accounted for and no one is left outside • CloseThis all doors copied and document windows is made available for the sole purpose • Pull downof anyenabling blinds its to consideration avoid radiant heat& review and stayas part away of afrom planning windows • Advise Emergencyprocess Serviunderces the of Planning the number and of Environment people sheltering Act 1987. in place at Nigrodharama Forest MonasteryThis document must not be used for any purpose which may • Continue to monitorbreach fire conditionsany copyright. and warning status until all clear has been given or other advice received from Emergency Services

7 Nigrodharama Forest Monastery Fire Danger Rating Response

Displays when a Total Fire BM is ® In force

FIRE DANGER RATING Hilldene is located in the North Central District Fire Danger Rating (FDR) Likely Conditions RESPONSE CODE RED These are the worst possible All activities at the Nigrodharama Forest (Catastrophic) conditions for bush or grass fire. Monastery will be postponed or cancelled. The site will be closed EXTREME Expect extremely hot, dry and All activities at the Nigrodharama Forest windy conditions Monastery will be postponed or cancelled. The site will be closed SEVERE Expect hot, dry and possibly Planned activities to proceed unless guided by windy conditions Emergency Services to cancel

Monitor Vic Emergency App for a distance of 5km in the direction of forecast winds for approaching bushfire. Be prepared to close at short notice. In the event of a fire threatening the area, visitors will be asked to vacate the site and area if safe to do so. Seek advice from emergency services for the safest egress route from the area VERY HIGH This copiedIf a fire document starts, it can is mademost likelyavailable Planned for the soleactivities purpose to proceed unless guided by be controlled in these Emergency Services to cancel. of enabling its consideration & review as part of a planning conditions. process under the Planning and EnvironmentMonitor Vic ActEm ergency1987. App for a distance of This document must not be used5 kmfor inany the purpose direction which of forecast may winds for breach any copyright. approaching bushfire. Be prepared to close at HIGH short notice. In the event of a fire threatening the area, visitors will be asked to vacate the site and area if safe to do so. Seek advice from emergency services for the safest egress route from the area LOW- The risk of fires is low but can Planned activities to proceed as normal. MODERATE still have serious consequences Manage the site to minimize risk

The site will also be closed on any declared TOTAL FIRE BAN days in the North Central District

BUSHFIRE WARNINGS AND ADVICE

ADVICE • General information to keep you • Monitor conditions for changes of up to date with developments bushfire status and risk

WATCH AND ACT • A fire is approaching you • Obtain advice from Emergency • Conditions are changing and Services on recommended course of you need to start taking action action including best route to leave if now to protect your life evacuation is recommended • Initiate actions in accordance with advice • Advise all people on site of the situation and keep them informed

EMERGENCY WARNING • You are in imminent danger and • It may be too late to vacate the area. need to take action immediately • Initiate Shelter-In-Place action • You will be impacted by fire • Contact emergency services to advise of number of people sheltering on the site

EvacuationThis copied document is made available for the sole purpose You may be advisedof enabling to evacuate its consideration by Police & orreview emergency as part ofservices a planning • A fire is rapidlyprocess advancing under the Planning and Environment Act 1987. • If advised, travelThis todocument the evacuation must not destination be used for as any advised purpose by which emergency may services • Strictly follow allbreach instructions any copyright. and advice

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process under---=== the Planning::::::-_(5 spaces) and Environment Act 1987. This document must---.....:::::::.::::== not be used 8 for any purpose which may ====-:;::::::,--Existing 4 Existing Driveway

breach any copyright. pp Sheds

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4 (12 spaces) 193·32 (2·4 x 4·9 each) Road

121·51

57· 53 Go vt.

Nigrodharama Forest Monastery Proposed Buddhist Monastery GIMIIWw 595 Seymour-Pyalong Road 5 Carpark 6/10/20 - PTY LTD Hilldene 4 Carpark 29/9/20 - · CIVIL ENGINEERS · LAND SURVEYORS Site Plan 3 General 6/07/20 - · URBAN & REGIONAL PLANNERS · PROJECT MANAGERS LEVEL 1 / 135 FRYERS STREET, SHEPPARTON, VIC. 3630 2 General 17/6/20 - PH: (03) 5820 7700 FAX: (03) 5822 4878 www.csmith.com.au Drawing No. 20083/01 Rev. 5 QHS CenijicationSe!•ices 1 General 12/6/20 - 0 12·5 25 50 Designed Col Rogers 12th May, 2020 Sheet No. 1 of 1 2008301v5.dwg REVISION DATE ZONE Drawn Col Rogers 12th May, 2020 C Chris Smith & Associates ABN 14 627 882 064 A3 Scale 1:2500 @ A3 Checked Duncan Lowis 0THIS DOCUMENT IS COPYRIGHT AND MAY ONLY BE USED FOR THE PURPOSE FOR WHICH IT WAS COMMISSIONED. UNAUTHORISED USE PROHIBITED. ALL DIMENSIONS AND LEVELS TO BE Approved CHECKED ON THE PROJECT BEFORE COMMENCING ANY WORKS OR SHOP DRAWINGS. DRAWINGS NOT TO BE SCALED. d

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process under the Planning(5 spaces) and Environment Act 1987.

This document must not be used8 for any purpose which may Existing 4 Existing Driveway

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ox 16m Informal

· Carpark

4 (12 spaces) 193·32 (2·4 x 4·9 each) Road

121·51

57· 53 Go vt.