W.A. Molan & Sons Proposed Quarry
Planning Policy Assessment 118 Cairnlea Lane, Mortlake
November 2017
Google Earth Streetview Image 2010
Rod Bright & Associates Pty Ltd
Land Development Services
26 Murray St Colac 3250
Ph (03) 5231 4883 M 0415 635 420
www.rodbrightlds.com.au
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Table of Contents
1.0 INTRODUCTION .............................................................................. 4
1.1 Scope ................................................................................................................................ 4
1.2 Subject land ...................................................................................................................... 4
1.3 Surrounding land ............................................................................................................. 5
1.4 Proposal ............................................................................................................................ 5
1.5 Existing operation ............................................................................................................ 5
1.6 Moyne Planning Scheme Provisions ............................................................................... 7
1.6.1 Zones and Overlays .......................................................................................................... 7
1.6.2 Aboriginal Cultural Heritage Sensitivity .......................................................................... 7
1.6.3 Surrounding zones and overlays ..................................................................................... 8
1.6.4 Planning approval triggers ............................................................................................... 8
1.6.5 Relevant State and Local Planning Policy ....................................................................... 9
2.0 SITE AND LANDSCAPE DESCRIPTION .......................................... 10
2.1 Site and surrounding land ............................................................................................. 10
3.0 PROPOSED USE AND DEVELOPMENT ......................................... 13
3.1 Proposed development ................................................................................................. 13
3.2 Proposed use .................................................................................................................. 13
4.0 PLANNING POLICY ASSESSMENT AND ISSUES .......................... 15
4.1 Settlement – economic development and industry .................................................... 15
4.2 Landscape and visual impact ......................................................................................... 19
4.3 Noise and amenity ......................................................................................................... 23
4.4 Environmental Hazards ................................................................................................. 26
4.5 Environment Protection and Biodiversity .................................................................... 27
4.6 Aboriginal Cultural Heritage .......................................................................................... 28
5.0 PARTICULAR PROVISIONS-DECISION GUIDELINES-ASSESSMENT29
5.1 Farming Zone ................................................................................................................. 29
5.2 Earth and Energy Resources Industry ........................................................................... 31
5.3 Stone Extraction and Extractive Industry Interest Areas ............................................. 31
5.4 Approval of an application or plan ................................................................................ 32
6.0 SUMMARY AND RECOMMENDATIONS ...................................... 33
7.0 APPENDICES .................................................................................. 34
7.1 South Western Landscape Assessment Study (SWLAS) - Significant Landscape 1.1 – Southern Cones ......................................................................................................................... 34
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14 Jan 2018 V1 Draft for client review
15 Mar 2018 V1 Final
Report Author: Katy Bright
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1.0 INTRODUCTION
1.1 Scope
Brian Consulting Pty Ltd on behalf of Titan Willows Pty Ltd has engaged Rod Bright & Associates Pty Ltd to
provide planning background report relevant to the current planning application for an extended quarry
extraction area at the Cairnlea quarry in Mortlake. The report identifies and addresses planning issues
within the framework of the Victoria Planning Provisions and Moyne Planning Scheme.
The planning report should be read in conjunction with:
• Work Authority Plan (WAP)(WA26 PLN-000537 – Brian Consulting Pty Ltd)
• Amenity Impact Assessment (AIA)(Brian Consulting Pty Ltd) including Risk Management Plan
• Environmental Noise Assessment (Abmarc)
• Cultural Heritage Management Plan (Archaeo-Environments Pty Ltd)
• Traffic Impact Assessment (Civil & Traffic Consulting Pty Ltd)
1.2 Subject land
Address: 118 Cairnlea Lane, Mortlake
Area: 23.46ha
Current land use: Existing scoria quarry (almost depleted) with a current area of 2.0ha producing material
screened for rubble and larger mixes. The product is used for drainage scoria, road sub-base and farm
tracks.
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1.3 Surrounding land
Surrounding land generally used for agriculture, grazing and dairying. Smaller land holdings are located
directly to the south and Mortlake township adjoins these properties also further south.
An existing Council quarry is located approximately 1km further north on the Mortlake-Ararat Road from
the Mortlake – Ararat Rd/Cairnlea Road intersection and mines scoria from the north-east flank of Mount
Shadwell.
1.4 Proposal
The proposal is to extend the existing dry open pit quarry for the purpose of scoria extraction with a
volume of 1,280,000 cubic metres within 8.818ha. Staging of the quarry will be regulated by the
Department of Economic Development, Jobs, Transport and Resources (DEDJTR). Extraction will occur with
limited open areas allowed under the licence at any one time (maximum open area 4.25ha), with
rehabilitation of previous areas to occur before proceeding. Refer to the Work Authority Plan.
The extent, direction and staging of works, including the details of the quarry operation and explanation of
potential amenity impacts are indicated within the work authority plan and amenity impact assessment
accompanying the permit application, and within the Environmental Noise Assessment.
The quarry life span will depend on the rate of extraction. Currently outputs are approximately 10,000m3
per year potentially for 50 years, but an increase in output would reduce the life.
Refer Figure 1 - existing and proposed quarry extraction areas:
1.5 Existing operation
As noted in the WAP, the current open quarry is approximately 2.0ha in area, and has been operating for
at least 42 years. The operators have work plans dated 1976 but are aware of work being carried out prior
to this time. An old reference number was Extractive Industry Licence No. 807. This was later re-numbered
to Work Authority No 26. The licensee in 1976 was E & M Atkinson. The history prior to the current owners
is not clear. There is no planning permit in evidence, however the quarry was established prior to the
Planning and Environment Act 1987.
Nevertheless, the use of the land for stone extraction appears to satisfy the existing use rights provisions
of clause 63.01, with the extent of use rights limited to the existing operations.
The current open area of the quarry is nearly depleted.
The proposed extraction rate and hours of operation during normal operating conditions is expected to be
similar to current yields and times. This is an assumption based on market predictions, with expectation of
supply of product to private buyers within the quarry hinterland and Vicroads work. Product sales to
Moyne Shire are not projected due to proximity of Moyne Shire pit. A nearby infrastructure project could
spike production.
The current quarry does not have permit conditions to specify operating hours.
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The current work plan provides for working hours between 6.00am-6.00pm Monday to Saturday. The
quarry does not operate all these hours. Normal staffing start time is 7.30am. During periods of high
demand the crusher is not used prior to 7.30am in consideration of neighbours.
Figure 1: Quarry extent existing and proposed.
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1.6 Moyne Planning Scheme Provisions
1.6.1 Zones and Overlays
The land is zoned Farming (FZ).
Scheme overlays do not apply to the land:
1.6.2 Aboriginal Cultural Heritage Sensitivity
The land is located in an area of Aboriginal Cultural Heritage Sensitivity, and a Cultural Heritage
Management Plan has been prepared in accordance with the Aboriginal Cultural Heritage Regulations
2007.
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1.6.3 Surrounding zones and overlays
Land to the south of the quarry site is zoned Rural Living (RLZ).and is affected by the Design and
Development Overlay 26 – Mount Shadwell View Protection Area (DDO26).
1.6.4 Planning approval triggers
The scheme (cl74) defines the proposed use as “stone extraction”- “land used for the extraction or removal
of stone in accordance with the Mineral Resources (Sustainable Development) Act 1990. The use is nested
in “Earth and Energy Resources Industry”(75.07).
Planning approval is triggered for the extension of the quarry by:
• 35.07-1 Section 2 use in the Farming Zone;
• 35.07-4 Buildings or works associated with a Section 2 use in the Farming Zone;
• 52.08 Earth and Energy Resources Industry
• 52.09 Stone Extraction and Extractive Industry Interest areas. Planning approval is not required
for stone extraction if the proposal complies with section 77T of the Mineral Resources
(Sustainable Development) Act 1990, which requires an Environment Effects Statement to be
approved by the Minister.
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1.6.5 Relevant State and Local Planning Policy
State Planning Policy Framework:
Local Planning Policy Framework including MSS:
11.07 REGIONAL VICTORIA
11.07-1 Regional planning
11.07-2 Peri-urban areas
11.11 GREAT SOUTH COAST
11.11-1 A diversified economy
11.11-4 Networked settlements
12. ENVIRONMENTAL AND LANDSCAPE VALUES
12.01 Biodiversity
12.02-6 The Great Ocean Road Region if relevant
(12-02 Coastal Areas)
12.04 Significant environments and landscapes
12.04-2 Landscapes
13 ENVIRONMENTAL RISKS
13.03 Soil Degradation
13.03-1 Use of contaminated and potentially
contaminated land
13.03 Soil Degradation
13.03-3 Salinity
13.04 Noise and air
13.04-1 Noise abatement
13.04-2 Air quality
13.05 Bushfire
13.05-1 Bushfire Planning
14 NATURAL RESOURCE MANAGEMENT
14.01 Agriculture
14.01-1 Protection of Agricultural Land
15 BUILT ENVIRONMENT AND HERITAGE
15.03 Heritage
15.03-2 Aboriginal Cultural Heritage
17 ECONOMIC DEVELOPMENT
17.02 Industry
21.02 Municipal Overview
21.03 Factors influencing future planning and
development
21.04 Municipal Vision (Vision statement as
expressed in corporate plan)
21.06 Environment
21.07 Economic Development
21.08 Infrastructure and particular uses
21.09-4 Local Areas - Mortlake
22.01 Settlement and Housing
22.01-1 Aboriginal Heritage
22.02 Environment
22.02-2 Rare and threatened species
22.02-3 Potential for Ground Water Recharge
22.02-4 Susceptibility to Mass Movement
22.02-5 Pest Plant Management
22.02-6 Steep Land
22.02-7 Hilltop and Ridgeline Protection
22.02-8 Flora and Fauna Local Policy
22.03 Economic Development
22.03-1 Industrial Development
22.03-8 Fire Protection
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2.0 SITE AND LANDSCAPE DESCRIPTION
2.1 Site and surrounding land
The site is located adjacent to Cairnlea Lane Mortlake, to the south of Mount Shadwell, in an area of
volcanic scoria filled cones which from the dominant landscape feature. The volcanic craters and plains are
significant both to the district and to south-west Victoria, both from a landscape and geological
perspective.
Throughout the wider area, the plains cover the landscape with the volcanic craters sporadic yet dominant
visual features. Views from elevated locations found at the rim of the volcano craters or mounds (such as
Mount Shadwell) are extensive, impressive and far reaching. Mount Shadwell’s highest point is
approximately 283m above sea level. Telecommunications infrastructure are located at the summit. The
plains are generally around 150m above sea level with minor disparities, therefore increasing the visual
impact of the volcanic features as viewed from a distance. Mount Shadwell is located in private land, and
the summit is not available as a tourist destination such as other volcanic craters in the south-west, such as
Red Rock (Alvie), Mount Leura (Camperdown), Tower Hill (Koroit) and Mount Rouse (Penshurst).
Image 1: Mt Shadwell. Google Streetview Image (2010) https://www.google.com.au/maps/@-38.0594035,142.8176804,3a,75y,310.19h,97.68t/data=!3m6!1e1!3m4!1sLtC59YwtsPEL1z-6kIOwNQ!2e0!7i13312!8i6656 as viewed from Ararat-Mortlake Road.
The subject land and direct locality, as viewed from Cairnlea Lane, creates a pocket of landscape which
differs from the wider surrounds, and due to the undulations in topography provided by the rises and the
volcanic formations to the north.
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Image 2: Mt Shadwell and rises. Google Streetview Image (2010) https://www.google.com.au/maps/@-38.0631303,142.7999529,3a,60y,55.3h,92.2t/data=!3m6!1e1!3m4!1s3CvyaL4ThzDoYwgTbcYBmg!2e0!7i13312!8i6656 as viewed to the north-east from Cairnlea Lane across the subject land.
This is further illustrated by the basic contour and relief maps below.
Figure 2: Contour pattern in area (20m intervals). Subject land highlighted. http://services.land.vic.gov.au/maps/lassi.jsp
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Figure 3: Relief map of area with subject land location. Image source: Bonzle.com http://www.bonzle.com/c/a?a=p&i=554&j=554&x=142%2E81196&y=38%2E05599&w=20000&s=mt%20shadwell&c=1&p=33106&mpsec=0#map
The dominant land use in the area is agriculture and the subject land and surrounding land is used for
grazing. The dominant vegetation type is pasture. Exotic conifer species are used as a windbreak.
Landholdings south of Cairnlea Lane and between the Mortlake township have a minimum subdivision size
of 1ha but are currently generally held in larger parcels.
Figure 4: Site context. Subject land highlighted orange. Mortlake highlighted green. https://www.spear.land.vic.gov.au/lassi/SpearUI.jsp
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3.0 PROPOSED USE AND DEVELOPMENT
3.1 Proposed development
The quarry will include the following components during its active phase:
• Existing access road and entry point with gravel surface suitable for heavy vehicles. The existing
entry point will be upgraded in accordance with recommendations from the Traffic Impact
Assessment.
• Portable site office to be located in quarry floor (not visible from outside the site);
• Mobile toilet to be located in quarry floor (self contained)
• Business identification sign (3m2 or less in size) to be erected near front entry);
• Physical cut into the earth and excavation/extraction works areas;
• Topsoil stockpiles;
• No new or additional fencing required
The quarry will include the following visual components after rehabilitation:
• Battered and shaped re-vegetated slopes – pasture suitable for grazing;
• Rehabilitated excavation pit;
• Access road retained for anticipated farm use.
• It is not intended to re-vegetate the site with trees and shrubs for an amenity viewpoint as these
are considered to detract from the rolling green landscape which characterises the area. (There is
scope for revegetation for biodiversity purposes at the direction of Council if deemed
appropriate).
The above visual components will predominantly be obscured from public view. The extent to which the
overall development has a visual impact to the public is explained within the Amenity Impact Assessment
as cited in Section 4.2 below.
3.2 Proposed use
As noted earlier, the existing quarry has been operating at least since 1976 and satisfies existing use rights
provisions of clause 63.01, with the extent of use rights limited to the existing operations.
A new permit is required by the Farming Zone (Section 2 Use) provisions and consideration to be given to
use matters as per the decision guidelines.
As noted in the WAP, the existing dry pit model will be extended. For all details, refer to the WAP. The
following is a brief summary of the quarry’s intended operations:
• Topsoil will be stripped with an excavator, loader and trucks. Topsoil will be stored for reclamation
works as described in the WAP.
• Material and scoria is pushed down the slope with a dozer or ripped from the floor by a dozer.
Material is stored in stockpiles near the floor of the pit.
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• A small percentage of material will require further processing. Boulders will be stored on-site until
there is sufficient volume to bring the crusher onto the work site.
• All processing equipment such as an excavator, temporary crusher or screener, trucks and loader
– will be located in quarry floor on a temporary basis, as required.
• Proposed hours of operation are: Monday to Saturday 6.00am to 6.00pm, with the quarry to be
closed Sundays and public holidays. The quarry operators propose to restrict the quarry plant
operation hours to be consistent with EPA guideline Noise from Industry in Regional Victoria
(NIRV) (Publication 1411), with quarry plant not to be operated outside EPA NIRV daytime periods.
Therefore, quarry plant will commence operation prior to 7.00am, nor operate between 1.00pm -
6.00pm Saturday.
• All waste will be removed from the site by the operators. Staff will be responsible to remove litter,
servicing oils and disposing appropriately. An authorised waste contractor will be engaged to
pump out the portable toilet as required.
• A 20m buffer zone has been incorporated into the WAP in which no works or stockpiling will
occur. The zone also avoids an identified and registered site of Aboriginal Cultural Heritage
Significance. Refer to the CHMP and approved work plans.
• The quarry will employ approximately 3 staff during active operations. Once the stockpiles are
sufficient, extraction ceases, and the only on-site activities are the delivery trucks and the loader.
At existing levels of production, the quarry is dormant more often than operating. During dormant
times staff are not on-site.
• Information regarding natural contour impacts, earthworks and rehabilitation are described in the
WAP and within the Amenity Impact Assessment.
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4.0 PLANNING POLICY ASSESSMENT AND ISSUES
The State and Local Planning Policy Framework give direction supporting the objectives of planning in
Victoria as set out in the Planning and Environment Act 1987.
For the purposes of this assessment, the policy has been grouped into relevant themes and issues for
consideration. Matters may also apply to the decision guidelines relevant to the applicable zone, overlays
and particular provisions.
4.1 Settlement – economic development and industry
4.1.1 Policy Outline:
A number of state and local policies provide direction (some of which is competing) regarding economic
development, settlement, protection of landscapes and natural attributes, and strengthening economies.
This policy is generally layered, with comment on intention at a state level (17.01 and 17.02) regional level
(11.07-1 and 11.11-1), a networked settlement level (11.11-4), and within the Municipal Strategic
Statement locally though the specific framework plan within the LPPF.
State:
For example, State Planning Policy for all Victoria’s regions (11.07-1) has the objective “to develop regions
and settlements which have a strong identity, are prosperous and are environmentally sustainable.”
Strategies to achieve this objective include:
• Support a network of integrated and prosperous regional settlement
• Maintain and provide for the enhancement of environmental health and productivity of rural and
peri-urban landscapes by:
o Managing the impacts of settlement growth and development to deliver positive land-use
and natural resource management outcomes.
o Avoiding development impacts on land that contains high bio-diversity values, landscape
amenity, water conservation values, food production and energy production capacity,
extractable resources and minerals, cultural heritage and recreation values, assets and
recognised uses.
• Maintain regional Victoria’s competitive advantages:
• Respond to the impact of climate change and natural hazards and promote community safety;
• Support the growth and development of distinctive and diverse regional settlements;
• Promoting liveable settlements and healthy communities.
Similarly, economic development policy (Cl17) requires planning “to provide for a strong and innovative
economy, where all sectors of the economy are critical to economic prosperity.
Planning is to contribute to the economic well-being of communities and the State as a whole by
supporting and fostering economic growth and development by providing land, facilitating decisions, and
resolving land use conflicts, so that each district may build on its strengths and achieve its economic
potential.”
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Region & Networked Settlements:
State policy is further supported by references to diversifying the economy of the Great South Coast
(11.11-1) with the objective of strengthening the region’s economy through increased industry
diversification, innovation and development, of which one strategy is “to facilitate access to key
construction material resources in the region, including on-site quarrying.”
Mortlake itself is identified as a district town with a settlement role supporting medium growth within the
Great South Coast Regional Growth Plan (11.11-10). The policy has the objective of building on the
network of towns and the roles played by them through facilitating district towns to support local
communities, industries and services, and supporting development and investment in small towns that are
facing economic and population changes.
Municipality:
The Corporate Plan of Moyne Shire expresses the following mission statement; “to balance the provision of
services throughout the community and to facilitate sustainable development.” To support this mission, a
number of goals are expressed in the planning scheme under this clause (21.04). Relevant clauses include:
• Economic Development – To maintain and increase employment and to have real values of
property increases; and, to support and protect the agricultural base of the Shire, recognising
the potential of improving primary production, adding value to primary products and
diversifying into other industries, in an effort to start new business, employment and increase
economic wealth.
• Environment – To strive to have the cleanest environment in Vitoria and to protect the natural
environment; and to have a balance between development and the protection of the natural
environment.
Key factors which are of importance to the Shire’s future land use and development (21.03), and also
relevant to the permit application to the quarry include:
• The municipality relies heavily on agricultural activity as its economic base.
• The population of Moyne is relatively stable with some population decline in the northern area of
the Shire...which will have an impact on the viability of many commercial activities and the
provision of community services.
• The existing agricultural base needs to be preserved in recognition of its strong economic
performance.
• The importance of landscape character to the economy of the region and the need to relate new
development to landscape character (coastal)
• The importance of views of the landscape from road corridors, and the need to control and
manage development that is highly visible from main road corridors and principal tourist routes.
• The need to retain the dominance of the landscape from key viewing locations throughout the
region.
Mining/extractive industry is recognised in Moyne’s economic development policy (21.07), noting that the
mining of export quality bluestone and granite occur near Port Fairy, and that some local use of mineral
sandstone also occurs. The policy gives recognition to mining of red scoria occurring near Mortlake.
The policy notes the overall importance of agriculture and value adding to the local and regional economy
and the heavy reliance of this sector as a whole for the economic base of the municipality. Relevant
strategies include using local policy to protect the amenity of residential areas from the effects of
industrial activity while not impeding industrial productivity.
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Local:
At a local level, the overview for Mortlake (21.09-4) describes the town as being located at the foot of
Mount Shadwell, a significant landscape feature visible from the town. It is described as a service centre
for surrounding farming country with a range of community and recreation facilities, and has experienced
a population increase, defying the general trend for the northern parts of the Shire. Moyne Shire’s vision
for the town is:
• To direct the contained development of Mortlake, in a manner that strengthens Mortlake’s role as
a commercial centre for the region while respecting the town’s historic character, surrounding
rural land and the natural landscape.
The vision for Mortlake is to be implemented by:
• Defining a settlement boundary
• Promoting development growth and economic investment.
• Protecting the valued views and outlook to Mount Shadwell from development.
Specific Industrial objectives (applicable to Industrial zoned areas but may be transferred to the current
proposal) include:
• To support industrial development in appropriate locations around Mortlake, by facilitating
opportunities without adversely impacting on the scale and character of the town, and
recognising and supporting the importance of existing industries.
The rural objectives include:
• To maintain the rural character of land surrounding Mortlake, by protecting key views to Mount
Shadwell and surrounding rural areas, which should be protected in the design and siting of future
development.
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Figure 5: Mortlake Framework Plan, Moyne Planning Scheme http://planningschemes.dpcd.vic.gov.au/schemes/moyne/ordinance/21_mss09_moyn.pdf
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4.1.2 Policy Consideration:
Overall, economic development and industry policy gives weight to supporting industry which contributes
to a strong economy and gives recognition to the value provided by scoria mining in Mortlake, as an
alternative employment activity to the larger agricultural sector. However, any industrial development is
required to be balanced against other considerations such as environmental protection, and the value of
the natural landscape.
The settlement pattern planned for Mortlake indicates the area south of the subject land as being smaller
allotments suitable for living in a rural environment, reflecting a peri-urban location, with general
residential areas located approximately 850m metres from the land, and the urban boundary for the north
of the town being located along Cairnlea lane. Industrial zoned areas are located on the opposite side of
Mortlake, to the south-west of the town. The quarry location obviously reflects the availability of the
resource, which is generally in an established agricultural area with beef grazing evident to the east and
west.
Given the size and operating parameters of this particular quarry, and the adverse amenity mitigation
impacts as discussed further in this report, policy direction is weighted towards encouraging the use of the
land for mining scoria. As an alternative industrial activity which can provide tangible employment benefits
and strengthen the local economy, the proposal is consistent with economic policy from the state to local
level in this location. However, attention is required to be given to any potential off-site impacts to
residents in the town and detailed consideration to the landscape impacts to nearby Mount Shadwell.
4.2 Landscape and visual impact
4.2.1 Policy Outline:
State
State policy (Cl12.04) in relation to significant environments and landscapes has the objective of protecting
landscapes and significant open spaces that contribute to character, identity and sustainable
environments.
Strategies to achieve the objective include:
• Ensure sensitive landscape areas such as the bays and coastlines are protected, and that new
development does not detract from their natural quality.
• Recognise the natural landscape for its aesthetic value and as a fully functioning system.
• Ensure natural key features are protected and enhanced.
Region
South West Landscape Assessment Study
The Department of Planning and Community Development completed an assessment of the character and
significance of landscapes throughout the south west of Victoria, as outlined in the South West Landscape
Assessment Study (SWLAS) (Planisphere 2013). It defines significant views and areas, which include the
western volcanic plains. It includes draft landscape character areas, with the intention of assimilating the
findings into the relevant planning schemes by a planning scheme amendment in the future. The SWLAS
will consolidate previous documents (such as the Great Ocean Road Region Landscape Assessment Study
((GORRLAS)) which applies south of the Princes Highway) and gives overarching landscape based direction
for the area. SWLAS is currently not referenced in Moyne Planning Scheme, however it is expected that it
would be introduced within relevant regional policy at clause 11.
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The study has five main components:
• Landscapes of the South West – A Regional Perspective;
• Significant landscapes of South West Victoria;
• Significant views of South West Victoria;
• Landscape character type and area analysis papers.
• Landscape protection and management recommendations.
The subject land is included in Character Area 1.1 Southern Volcanic Cones (p36) Regional Overview
Report.
The Southern Volcanic Cones landscape 1.1 is described as containing “some of the most significant and
iconic volcanic rises to be found in Western Victoria. Spreading out across the landscape from many of
these features are the low stony rises of their lava flows. Paddocks and roadsides are often lined with
impressive and intact dry stone walls. The landscape is dispersed with numerous large bodies of water
(discussed in the “Inland Lakes” Significance Paper.). These volcanic features rise up dramatically from the
open and slightly undulating agricultural plain. Many of them are visible on the horizon from long distances
away, and create a high level of contrast and visual interest in the landscape. The lakes in the area provide
additional wide, flat surfaces that further highlights the prominence of the cones. Geometric shapes of
shelterbelts and property edges run at sharp angles to the features.”
Southern Cones significance assessment summary map and link.
https://www.planning.vic.gov.au/__data/assets/pdf_file/0019/6337/1-Western-Volcanic-Plain-Part-1.pdf
In relation to Landscape Protection and Management (Chapter 5 of the Study), the document proposes
introducing new objectives and strategies for landscape protection within the SPPF, and introducing a new
SLO within Moyne Scheme (and other planning schemes).
The document suggests the following objectives for protection and management of landscapes:
• To protect and manage the significant landscapes of SW Victoria, including the following
landscapes of State significance and other identified landscapes of regional significance:
o The Volcanic Cones, Lakes and Stony Rises district, including Lake Corangamite and nearby
volcanic rises
o The Volcanic Cones and Lava Flows district, including Mount Rouse, Mount Eccles (Budj
Bim) and surrounds, and Mount Napier –
o (Other landscapes of significance listed but are omitted in this transcript)
• To protect and enhance the identified significant views and vistas of S W Victoria;
• To manage the visual impact of development on the character and significance of the landscape;
• To maintain the important contribution that significance landscapes and views make to the
regional economy as tourism assets;
• To maintain the important contribution that productive agriculture and sustainable land
management practices make to the character of the landscape;
• To protect and enhance remnant indigenous and/or native vegetation as an important landscape
future of South West Victoria, especially remnant River Red Gums.
The document also recommends strategies for the protection and management of landscapes to support
the above listed objectives:
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• Ensure the design and external appearance of development complements the character of the
surrounding landscape with consideration of form, construction materials, colours and finishes,
and design detailing.
• Ensure that development in the foreground of identified significant views is sited and designed to
minimize visual intrusion (e.g. low building heights, minimal building footprints, appropriate
colours and material to the setting, and integration with vegetation.)
• Ensure that large scale development is sited to avoid impacting on significant landscapes and
views, with particular consideration given to the foreground of identified significant views, which
are particularly sensitive to visual intrusion.
• Ensure that development is sited:
o Within existing clusters of buildings where possible;
o Away from visually prominent locations such as ridge lines and hill faces;
o Away from identified landscape features;
o Among established vegetation and/or screened with substantial landscaping of locally
appropriate species;
o To follow the contours and/or natural form of the landscape;
o To minimise visibility from identified significant viewing locations, including major road
corridors;
o Protect and rehabilitate significant stands of remnant indigenous and/or native vegetation
where they are integral to the character and significance of the landscape, and where
practical. Particular consideration should be given to vegetation at roadsides, throughout
paddocks, and adjacent to waterways, subject to farming requirements, fire protection
and safety.
Municipality
The Municipal Overview (21.02) within the Municipal Strategic Statement recognises the physiography of
Mortlake is reflected in its location within the Volcanic Plains. The MSS refers to the regional landscape
character significance of the Great Ocean Road Region (as reflected in the Great Ocean Road Landscape
Assessment Study 2003), the Coastal Spaces Project (Coastal Spaces Landscape Assessment Study 2006)
and identifies the Western Coastal Cliffs as a significant landscape. The landscape of the volcanic plains has
not been specifically referred to in the Municipal Overview.
Environment policy (21.06) also gives recognition to areas identified as having landscape character of
significance (although the areas referred to within do not include Mount Shadwell and the Mortlake region
specifically). The policy links relevant sustainability issues to the Regional Catchment Management Strategy
produced by the Glenelg-Hopkins Catchment Management Authority.
The policy recognises the Volcanic Plains physiographic unit, “which accounts for the majority of the
Shire’s area. These are composed of “newer basalts” and are almost horizontal at an elevation of 150-
200m with only a slight inclination to the south. A number of volcanic cones are scattered over the plains
and typically rise to heights of between 120 and 180 metres above the plains.
It notes the Shire contains many areas, which have significant natural landscapes and features of
environmental value.
It recognises the role that volcanic eruptions played in shaping the landscape and creating the significant
craters in the region, including the crater within Tower Hill State Game Reserve, crater and lava landscapes
in Mount Eccles National Park, Mount Shadwell and The Peak volcanic crater.
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4.2.1 Policy Consideration:
Policy clearly identifies the landscape significance of Mount Shadwell and other volcanic craters in the
district and wider region to be of state and local significance. Having regard to the SWLAS, the context of
the site from a landscape perspective is one of significance, and greater weight should be given to
protecting the visual landscape that otherwise would be considered appropriate in an area not afforded
significance. Any quarrying operations which impact the view of Mt Shadwell itself from the Mortlake town
or public viewing points or further afield would need to be critically considered. Similarly, any buildings or
works or even tree plantings which would negatively impact the viewscape through obstructing views or
distracting from the primary view would be negatively perceived from a policy context.
In this case the current and proposed quarry extension operates on the foothills of Mt Shadwell. As
quarrying requires digging/excavating the existing quarry is not visible from Cairnlea lane or any other land
lower in elevation than the batter and terminal slope.
The Amenity Impact Assessment (Section 2.2, Brian Consulting Pty Ltd) describes the quarry as being
designed to operate from behind the hill and describes the changes to the visual landscape which will
occur over time if the quarry extension is approved. The assessment concludes the most significant visual
change will be the lowering of the foothill towards the end of the quarry life, however this could be
mitigated through hill-scaping which could reflect the natural undulating surface instead of leaving an
artificial ‘straight’ topographical feature. The lowering of the foothill may positively assist in increasing the
visibility of slopes of Mount Shadwell which are currently hidden from sightlines from Cairnlea Lane and
the south-west.
Having regard to the Amenity Impact Assessment, it is noted that the site is located on a geological feature
(although this cannot be avoided, given the purpose and nature of quarrying operations), yet
notwithstanding the site’s location, visual intrusion of the quarry will be minimised by surrounding
topography, the design of the quarry and direction of works, and proposed rehabilitation of the site. The
site is not located within any significant viewscapes as described in SWRLAS. The quarry will not
unreasonably detract from viewing experiences of the significant southern cones landscapes as described
in SWRLAS and the Moyne Planning Scheme.
Specific permit conditions could require detailed consideration to be given to the final southern slope
design to ensure that it visually emulates its surrounding landscape.
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4.3 Noise and amenity
4.3.1 Policy Outline:
State:
State Planning Policy in relation to noise abatement (13.04-1) has the objective of controlling noise effects
on sensitive land uses by ensuring that development is not prejudiced, and community amenity is not
reduced by noise emissions, using a range of building design, urban design and land use separation
techniques as appropriate to the land use functions and character of the area.
Similarly, in relation to air quality (13.04-2), the objective is to assist the protection and improvement of air
quality by ensuring, wherever possible, that there is suitable separation between land uses that reduce
amenity and sensitive land uses.
Municipality
The state policy above is echoed within Moyne Shire’s Municipal Strategic Statement which, in its
Residential and Industrial Interface Policy (22.03-2) identifies the need to ensure adequate buffers are
present between dwellings and industrial activity. The policy objective is to protect the amenity of
residential areas from the effects of industrial activity, whilst not impeding the productivity of industrial
enterprises. This policy is intended to apply to location of new industrial activities or in consideration of
industrial rezoning and new sensitive uses such as residential development. The policy can be transferred
to the proposed quarry extension with quarrying defined as “earth and energy resources industry” and
being located on the edge of Mortlake’s settlement boundary. It suggests the use of fencing, screening,
planting or similar to create a visual and/or acoustic buffer and a landscaping plan should be submitted
with such permit applications. It also directs the RA to undertake a facilitative approach to resolve amenity
issues on the interface of residential and industrial zones.
Moyne Shire’s Industrial Development policy (22.03-1) is also relevant, noting development sites in rural
areas may be supported where they can:
• Minimise impact on agriculture, land and land management practices.
• Have sealed access roads,
• Dispose of effluent properly,
• Maintain the visual qualities of the rural landscape.
• Noise abatement measures.
• No detrimental significant effects on the environment, or which the responsible authority
considers the environment may have on the use or development.
4.3.1 Policy Consideration:
Amenity issues are clearly articulated within the policy framework in relation to protecting sensitive land
uses, particularly residences from adverse amenity impacts from industrial land uses. However, the policy
is equally clear that industry should be supported, provided amenity considerations can be resolved to
appropriate levels.
Relevant adverse amenity impacts potentially caused by the quarry are noise, dust and loss of road
condition. Refer to the Amenity Impact Assessment which describes adverse amenity potential and
amelioration.
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In addition to standard conditions as mandated by clause 52.09-7- requirements for the use and
development of land for stone extraction, - as cited below:
“Boundary setback:
Except with a permit, no alteration may be made to the natural condition or topography of the land
within 20 metres of the boundary of the land. This does not apply to driveways, drains, bund walls or
landscaping.
Screen planting
Shrubs and trees must be planted and maintained to screen activity on the site to the satisfaction of
the responsible authority.
Parking areas
Parking areas must be provided for employees’ cars and all vehicles used on the site to the satisfaction
of the responsible authority”…
The Environmental Noise Assessment (Abmarc) modelled 2 scenarios in relation to noise: Scenario 1 – the
existing quarry, and Scenario 2 – Top of Batter Extension to the south (assessed at the likely southern
limits of the quarry extension). The assessment determined that the current quarry operations are
generating noise levels within the NIRV guidelines to sensitive receivers. Scenario 2 determined that the
extension of the quarry to the south would enable the noise generation to be within NIRV guidelines,
however care would be needed to ensure that noise will not exceed guidelines at the southern limits.
Extending the quarry further south than proposed would require larger sound barriers and consideration
regarding the location of plant – eg. further away from the receiver.
The Amenity Impact Assessment (Brian Consulting Pty Ltd) concludes in relation to dust:
• The likely source of dust will be from moving vehicles, particularly along the access road; and the
access road will need to be maintained to a standard that minimises dust from moving vehicles;
• Product processing will not create a dust nuisance;
• Exposed scoria faces within the open quarry do not generate dust;
• The handling of topsoil during stripping and reclamation should be done when weather conditions
are favourable. These activities should be avoided during dry times of the year.
Screen planting is referenced as an appropriate amelioration measure for dust, noise and visual impact at
various policy sections in the planning scheme: 1) Residential and Industrial Interface Policy (22.03-2); 2)
within the proposed Significant Landscape Overlay objectives as outlined in SWLAS; 3) within 52.07-7
(above) and 4); as a general decision guideline within the Farming Zone.
The applicants recognise the clear policy direction regarding screening vegetation, but consider it
inappropriate in this instance due to the detrimental landscape impact created by introducing screening
trees which will detract from viewscapes to Mount Shadwell. From an amenity perspective, it is also
considered unnecessary for a screening tool as the quarry will not be visible from any public viewing
points. And finally, when the quarry is exhausted, the land will be returned to pasture for the purposes of
grazing consistent with surrounding land and the purpose of the Farming Zone (which is generally, to
provide for the use of the land for agriculture). This is the current position of the quarry operators. The
argument for re-vegetation of native species for improving biodiversity is considered separately – refer to
Section 4.5.
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The Traffic Impact Assessment (Civil & Traffic Consulting Pty Ltd) assesses the potential traffic impacts on
the local road system by the existing quarry and proposed extension. To summarise, it notes the proposed
extension will not change output from the quarry and there will be no increase in generated traffic. The
existing quarry generates approximately 5 vehicle trips per day (2 heavy vehicle and 4 light vehicle), with
peak potential for 28 movements for short periods. 60% of vehicle movements travel east along Cairnlea
Lane to the Ararat-Mortlake Road intersection. The report describes the condition of the wider road
network, and suggests mitigating treatments both to the site entry, Cairnlea Lane and the wider network.
The report concludes there would be no traffic management, safety or operational grounds that would
impede the development, subject to the implementation of the recommendations given.
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4.4 Environmental Hazards
4.4.1 Policy Outline:
Environmental hazards and risks are required to be considered by state planning policy. Relevant hazards
and risk policy include:
a. Use of contaminated and potentially contaminated land (13.03-1) which has the objective to
ensure that potentially contaminated land is suitable for its intended future use and
development, and that contaminated land is used safely. The strategy to achieve the objective is
to require applicants to provide adequate information on the potential for contamination to
have adverse effects on the future land use, where the subject land is known to have been used
for industry, mining or the storage of chemicals, gas, wastes or liquid fuel.
b. Salinity (13.03-3) which has the objective to minimise the impact of salinity and rising
watertables on land uses, buildings and infrastructure in rural and urban areas and areas of
environmental significance and reduce salt loads in rivers. One of the strategies is to prevent
inappropriate development in areas affected by groundwater salinity.
c. Bushfire (13.05) and bushfire planning (13.05-1), which has the objective to strengthen the resilience
of settlements and communities to bushfire through risk-based planning that prioritises the
protection of human life. The policy must be applied to all planning and decision making under the
Planning and Environment Act 1987 relating to land which is:
• Within a designated bushfire prone area;
• Subject to a bushfire prone area;
• Proposed to be used of developed in a way that may create a bushfire hazard.
Strategies include: protection of human life, bushfire hazard identification and assessment, settlement
planning, and use and development control in a Bushfire Prone Area
This policy is supported at a local level in the LPPF with Moyne’s fire protection policy (22.03-8) which
covers all landed zoned Farming or Rural Living in the municipality.
4.4.2 Policy Consideration:
Refer to the Work Authority Plan for information regarding potential impact to soil, salinity, and activities
on days of total fire ban.
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4.5 Environment Protection and Biodiversity
4.5.1 Policy Outline:
State
State biodiversity policy (12.01) aims to assist the protection and conservation of Victoria’s biodiversity, by
using biodiversity information to identify important areas of biodiversity, including key habitat for rare or
threatened species and communities, and strategically valuable biodiversity sites. Strategic planning is to
be the primary planning tool for the protection and conservation of Victoria’s biodiversity, particularly
those areas identified as important. Decision making should take into account the impacts of land use and
development on Victoria’s high value biodiversity. In relation to native vegetation (12.01-2), the objective
is to ensure there is no net loss to biodiversity through the removal, destruction and lopping of native
vegetation.
Municipality
Moyne Shire’s broader environment policy (21.06) gives recognition to relevant environmental issues
which include:
• Recognise and address environmental problems affecting the municipality such as degraded land,
erosion, and the need for pest eradication and the lack of riparian vegetation.
• Maintain biodiversity by protecting and enhancing the habitat of rare and threatened species.
• The need to maintain the natural and man-made landscapes of the Shire.
Relevant Strategies to resolve these issues include:
• Recognise the Glenelg Regional Catchment Strategy in strategic decision making.
• To ensure development avoids disturbing acid sulphate soils and where disturbance is
unavoidable to comply with the requirements of the EPA’s Industrial Waste Management Policy
(Waste acid sulphate soils).
• To promote the economic and environmental importance of land as a resource.
The above strategies are to be implemented by applying local planning policy and overlays as appropriate.
4.4.2 Policy Consideration:
The subject land is not identified as being of significant from a biodiversity perspective by application of
environmental or vegetation overlays or other strategic identification. Land is generally cleared with exotic
pasture species the dominant vegetation type and a cypress windbreak is located in the property. The
property could probably be considered degraded from a vegetation value perspective but valuable from a
resource perspective and as potential for agricultural production post-quarry.
The desktop applicable EVC is Scoria Cone Woodland.
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4.6 Aboriginal Cultural Heritage
4.6.1 Policy Outline:
State
Aboriginal Cultural Heritage significant places are to be protected and conserved by the following
strategies (15.03-2):
• Identify, assess and document places of Aboriginal cultural heritage significance, in consultation
with relevant Registered Aboriginal Parties, as a basis for their inclusion in the planning scheme.
• Provide for the protection and conservation of pre-and post-contact Aboriginal cultural heritage
places.
• Ensure that permit approvals align with recommendations of a Cultural Heritage Management
Plan approved under the Aboriginal Heritage Act 2006.
Municipality
The above objective and strategies are reinforced at a local level in the MSS (22.01-1) with policy
applying to all land and reflecting the need to appropriately protect and manage Aboriginal sites. The
policy triggers a request by the RA for a suitably qualified archaeologist to detail the impact of the
proposal on Aboriginal Cultural heritage values, whether or not a CHMP is required in accordance
with the Aboriginal Heritage Act 2006 and 2016 amendment, and accompanying regulations.
4.6.2 Policy Consideration:
A Cultural Heritage Management Plan has been prepared for the site responding to the Act and policy
requirements. (Archaeo – Environmentals Pty Ltd, CHMP No. 14276).
Recommendations and conditions are detailed in the report regarding protection and management of
Aboriginal Places located within the site.
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5.0 PARTICULAR PROVISIONS - DECISION GUIDELINES - ASSESSMENT
5.1 Farming Zone
Farming Zone Cl. 35.07
Purpose:
• To implement the State Planning Policy Framework and the Local Planning Policy Framework,
including the Municipal Strategic Statement and local planning policies.
• 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 proposed quarry is consistent with the policy framework, as noted in Section 4.
Quarrying for stone removes some land from agricultural production during the life of the quarry but can
return the land effectively to grazing when rehabilitated.
The quarry will continue to enable limited employment for the district.
Farming Zone Decision Guidelines.35.07-6
General issues
o The State Planning Policy Framework and the Local Planning Policy Framework, including the
Municipal Strategic Statement and local planning policies.
o Any Regional Catchment Strategy and associated plan applying to the land.
o The capability of the land to accommodate the proposed use or development, including the
disposal of effluent.
o How the use or development relates to sustainable land management.
o Whether the site is suitable for the use or development and whether the proposal is compatible
with adjoining and nearby land uses.
o How the use and development makes use of existing infrastructure and services.
The proposed quarry is consistent with the policy framework, as noted in Section 4.
The Glenelg-Hopkins Regional Catchment Management Strategy applies to the land but does not give
direction specifically regarding extractive industry, although it does give general environmental guidance
as noted in Section 4.
The subject land can accommodate the use and earthworks. There will be no off-site emissions to water
and effluent disposal will be a mobile unit.
Extracting basalt and rehabilitating the site for farming land ensures the land’s potential as an economic
and stone resource is maximised.
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The use of the land for quarrying is compatible with surrounding farming land uses. Appropriate amenity
mitigation will be undertaken to ensure compatibility with nearby dwellings.
Extending the quarry requires no additional infrastructure and services to be connected. The road access
and surrounding road network will benefit by minor works such as signage to increase safety, as described
in the Traffic Impact Assessment.
Agricultural issues and the impacts from non-agricultural uses
o Whether the use or development will support and enhance agricultural production.
o Whether the use or development will adversely affect soil quality or permanently remove land
from agricultural production.
o The potential for the use or development to limit the operation and expansion of adjoining and
nearby agricultural uses.
o The capacity of the site to sustain the agricultural use.
o The agricultural qualities of the land, such as soil quality, access to water and access to rural
infrastructure.
o Any integrated land management plan prepared for the site.
The use of the land may return to agricultural production when extracting basalt/scoria is no longer
available.
Soil will be stockpiled with a maximum height of 2 metres to preserve soil quality. Only about half the soil
will be stockpiled; the remainder of stripped oils will be re-used immediately for progressive rehabilitation.
Dwelling issues
o Whether the dwelling will result in the loss or fragmentation of productive agricultural land.
o Whether the dwelling will be adversely affected by agricultural activities on adjacent and nearby
land due to dust, noise, odour, use of chemicals and farm machinery, traffic and hours of
operation.
o Whether the dwelling will adversely affect the operation and expansion of adjoining and nearby
agricultural uses.
o The potential for the proposal to lead to a concentration or proliferation of dwellings in the area
and the impact of this on the use of the land for agriculture.
Not applicable
Environmental issues
o The impact of the proposal on the natural physical features and resources of the area, in
particular on soil and water quality.
o The impact of the use or development on the flora and fauna on the site and its surrounds.
o 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.
o The location of on-site effluent disposal areas to minimise the impact of nutrient loads on
waterways and native vegetation.
These issues have been previously referred to in the policy context.
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Design and siting issues
o 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.
o 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.
o 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.
o The location and design of existing and proposed infrastructure including roads, gas, water,
drainage, telecommunications and sewerage facilities.
o Whether the use and development will require traffic management measures
Refer to accompanying Traffic Management Report.
Refer to accompanying Amenity Impact Assessment.
5.2 Earth and Energy Resources Industry
Earth and Energy Resources Industry 52.08
Purpose:
• To encourage land to be used and developed for exploration and extraction of earth and energy
resources in accordance with acceptable environmental standards.
• To ensure that mineral extraction, geothermal energy extraction, greenhouse gas sequestration
and petroleum extraction are not prohibited land uses.
• To ensure that planning controls for the use and development of land for the exploration and
extraction of earth and energy resources are consistent with other legislation governing these
land uses.
Environmental standards have been assessed as part of the approval by the EPA of the WAP.
5.3 Stone Extraction and Extractive Industry Interest Areas
Stone Extraction and Extractive Industry Interest Areas 52.09
Purpose
• To ensure that use and development of land for stone extraction does not adversely affect the
environment or amenity of the area during or after extraction.
• To ensure that excavated areas can be appropriately rehabilitated.
• To ensure that sand and stone resources, which may be required by the community for future
use, are protected from inappropriate development.
Refer to accompanying Amenity Impact Assessment and Work Plan.
52.09 Decision guidelines
Before deciding on an application, in addition to the decision guidelines in Clause 65, responsible
authority must consider, as appropriate:
• The effect of the proposed stone extraction on any native flora and fauna on and near the
land.
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• The impact of the stone extraction operations on sites of cultural and historic significance,
including any effects on Aboriginal places.
• The effect of the stone extraction operation on the natural and cultural landscape of the
surrounding land and the locality generally.
• The ability of the stone extraction operation to contain any resultant industrial emissions
within the boundaries of the subject land in accordance with the Regulations associated with
the Mineral Resources (Sustainable Development) Act 1990 and other relevant regulations.
• The effect of vehicular traffic, noise, blasting, dust and vibration on the amenity of the
surrounding area.
• The ability to rehabilitate the affected land to a form or for a use which is compatible with the
natural systems or visual appearance of the surrounding area.
• The ability to rehabilitate the land so it can be used for a purpose or purposes beneficial to
the community.
• The effect of the proposed stone extraction on groundwater and quality and the impact on
any affected water uses.
• The impact of the proposed stone extraction on surface drainage and surface water quality.
• Any proposed provisions, conditions or requirements in a work plan that has received
statutory endorsement issued under the Mineral Resources (Sustainable Development) Act
1990.
These issues have been previously referred to in the policy context and are specifically addressed
within the relevant consultant reports accompanying the application and the WAP.
52.09-7 Requirements for the use and development of land for Stone extraction
Boundary setback
Except with a permit, no alteration may be made to the natural condition or topography of
the land within 20 metres of the boundary of the land. This does not apply to driveways,
drains, bund walls or landscaping.
Screen planting
Shrubs and trees must be planted and maintained to screen activity on the site to the
satisfaction of the responsible authority.
Parking areas
Parking areas must be provided for employees’ cars and all vehicles used on the site to the
satisfaction of the responsible authority.
No quarrying works are proposed within 20 metres of title boundaries.
Parking and vehicles will be provided within the quarry floor.
Screen planting is not proposed for this particular quarry, for reasons stated by applicant. As activity
will not be visible from the site this could be considered an acceptable outcome.
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6.0 SUMMARY AND RECOMMENDATIONS
In considering the various state and local planning policy and Moyne Shire’s Municipal Strategic
Statement, including the purpose of the Farming Zone and the purpose of the particular provisions for
Stone Extraction, the proposal to extend the quarry is appropriate.
Amenity is an important consideration and ensuring the required standards for amenity are met will
require ongoing commitment by the quarry operator and should be captured in permit conditions for
clarity. Consideration should be given to permit conditions addressing:
• Design of the rehabilitated southern slope and its final appearance;
• Road safety treatments and works as recommended in the Traffic Impact Assessment,
particularly responsibility and timeline;
• Dust monitoring and suppression of the access road;
• Noise monitoring for works at the southern extent;
• Ensuring plant operation is restricted to daytime periods as described in the EPA Guideline
Noise from Industry in Regional Victoria (NIRV) (Publication 1411) (7.00am – 6.00pm Monday to
Friday, 7.00am – 1.00pm Saturdays).
A range of permit conditions will ensure the recommendations of the various reports are adhered to
for the life of the quarry, such as those in relation to Aboriginal Cultural Heritage sites, and site
rehabilitation to enable the land to revert to agricultural purposes in the future, consistent with the
purpose of the Farming Zone.
The quarry provides access to stone resources which are of value in the community. Planning policy
supports the economic benefit and value provided by these types of industry provided the amenity
and environment are protected in the locality. Based on the available information, there does not
appear to be any detrimental factors which would weigh the balance of competing policy towards
environmental and amenity protection at the extent that the quarry should be excluded at the
Cairnlea site.
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7.0 APPENDICES
7.1 South Western Landscape Assessment Study (SWLAS) - Significant Landscape 1.1
– Southern Cones
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