YARRAWONGA
Planning Application Report
BUSINESS UNIT
Capital & Improvement
GRAINCORP PROJECT REGEN
Planview Work ID#: 1000292
YARRAWONGA
Planning Application Report
Version 1.3
16/11/2016
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Contents
Introduction .................................................................................................................. 3
Background................................................................................................................ 4
Subject Land and its Context........................................................................................ 4
Regional Context for Project ........................................................................................... 6
Project Regeneration ................................................................................................... 6
Hume Regional Strategic Plan 2010-2020 ...................................................................... 7
Proposed Development................................................................................................... 9
State Planning Policy Framework ................................................................................... 12
Clause 10 – Operation of the State Planning Policy Framework .................................... 12
Clause 11.11 – Hume North Regional Growth ............................................................ 12
Clause 13.04 – Environmental Risks – Noise & Air ...................................................... 13
Clause 15.03 – Heritage ......................................................................................... 16
Clause 18.01 – Integrated Transport ........................................................................ 16
Clause 18.05 – Freight ........................................................................................... 18
Local Planning Policy Framework ................................................................................... 19
Clause 21.03 – Environment ................................................................................... 19
Clause 21.05 – Economic Development..................................................................... 19
Zoning ....................................................................................................................... 21
Clause 33.01 – Industrial 1 Zone ............................................................................. 21
Clause 36.01 – Public Use Zones 4 (Transport) .......................................................... 23
Overlays ..................................................................................................................... 24
Clause 50 – Particular Provisions ................................................................................... 25
Clause 52.17 – Native Vegetation ............................................................................ 25
Site Photos ........................................................................................................... 27
Conclusion .................................................................................................................. 31
Appendix A – Application for Planning Permit Form ....................................................... 32
Appendix B – Certificate of Title .................................................................................. 33
Appendix C – Consent Letters from Referral Authorities ................................................. 34
Appendix D – Drawings of Proposed Development ........................................................ 35
Appendix E – Ecological Assessment of Proposed Development Area ............................... 36
Appendix F – Additional Supporting Information ........................................................... 37
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INTRODUCTION
This report supports an application to expand GrainCorp’s grain out loading facility to rail at Lot
A\LP141254, at 95 Yarrawonga – Benalla Road, Yarrawonga, locally referred to as the GrainCorp
bunker site.
This application is for building and works relating to the development of a grain elevator at an
existing grain storage facility and removal of native vegetation.
Summary of Project Regeneration and broader policy guidance: GrainCorp is investing
$200 million to enhance the efficiency of its country grain storage network under a new
initiative known as “Project Regeneration”. Through Project Regeneration, GrainCorp is
seeking to return up to 1 million tonnes of grain to rail, through reduced train cycle times and
streamlined, more reliable operations. This creates an integrated logistic system from paddock
to port and world markets, generating economic benefits across the region.
Rational for the proposal: The proposal is required to consolidate the existing facility to shift
the majority of grain storage and handling to the Yarrawonga bunker site. The operational
benefits include reducing dependence upon the Yarrawonga town site and creating significant
economic benefits through reduced trucks on roads; access to direct load grain to rail; and
establish an integrated grain storage and handling facility in a more appropriate area for the
whole of community.
Summary of the works:
Within IN1Z, the proposed works include the construction of a drive over road hopper, bucket
grain elevator, two 1500 ton silos and container hard stand.
Within the PUZ4 the proposed works include a smaller garner storage bin to direct load to
trains, container hard stand and native vegetation removal.
Summary of the subject site: The subject site incorporates the following land parcels;
GrainCorp’s grain receival site: Lot A of LP141254 (16.44 Ha) (Title held in VicGrain Limited,
acquired by GrainCorp in 2000) IN1Z.
Railway Reserve: Crown Allotment 52E, Parish of Yarrawonga (52E\PP3967) PUZ4
VicTrack have provided their consent to the planning proposal, refer to appendix for copies of
correspondence.
Conclusion
We believe for the reasons outlined in this report, the proposal should be approved with
standard conditions and GrainCorp are happy to meet with your office to discuss the proposal
and provide any further information as required to ensure a timely decision by Council.
For your consideration, we have included in Appendix F, a copy of the recent planning permit
for a similar facility within the Mildura Rural City Council region. While we appreciate local
issues may require specific consideration in a permit, it would be of great benefit to our
compliance team if where possible, permit conditions for our Yarrawonga site could mirror
those for our Ouyen facility.
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Background
The proposed redevelopment of the Yarrawonga facility is part of a collaborative approach to
economic development between State, local government and private industry to delivery
benefits across regional Victoria. The larger projects and strategic plans driving this
collaborative effort includes:


GrainCorp’s Project Regeneration - $200m;
Hume Regional Strategic Plan 2010-2020.
Subject Land and its Context
The site subject to the proposed redevelopment will extend across two of titles and land
ownerships.
GrainCorp Land: The primary parcel is owned by GrainCorp and has been operating as a
grain handling facility for an extended period of time under GrainCorp and previously as part of
Vic Grain. The site is cleared of vegetation and gravelled throughout. Buildings include
sample stands, staff facilities, grain bunkers and weigh bridges. There is an existing earthen
wall on the southern boundary of the site.
Railway land: The existing site is cleared of vegetation either side of the railway track with an
access track on the eastern side of the railway. Within the railway reserve is existing
vegetation. A vegetation assessment has been completed, refer attached Appendix E.
Copies of titles are provided in the Appendix.
Restrictive Covenants: There are no covenants preventing the proposed development.
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Figure 1, below provides an annotated aerial photograph of the existing site and the related
parcels of land associated with the proposed development.
GrainCorp Bunker Site
Figure 1 – Current Land Parcels Associated with Proposed Development
Native Vegetation Removal
Existing GrainCorp Site
Proposed Development
The proposed development is to be built on land owned by GrainCorp, and public lands
including railway reserves, as follows:
1. GrainCorp - Lot A\LP141254, 95 Benalla – Yarrawonga Road, Yarrawonga, VIC 3730 –
Council property number: 65250.
2. Railway Reserve – Lot 52E, PP3967, Yarrawonga, VIC 3490 – Lot 1, PP3358 - Council
property number: 9001686.
Surrounding land
The proposed development has cropping farming area to the west. This area is in the process
of residential subdivision on the other side of the railway line and is zoned residential, either
Low Density Residential Zone (LDRZ) or General Residential Zone – Schedule 1 (GRZ1).
To the south is residential subdivision (LDRZ).
To the North and East is industry commercial businesses (IN1Z).
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REGIONAL CONTEXT FOR PROJECT
The proposed development at Yarrawonga is part of a collaboration between government,
regional strategy and private industry investment in projects to delivery benefits to regional
Victoria. These larger projects and strategic plans include:


GrainCorp’s Project Regeneration - $200m.
Hume Regional Strategic Plan 2010-2020.
The proposed development at Yarrawonga directly relates to the projects and strategic plans
listed. The following sections provide a broad overview of the context of these larger projects
and strategic plans and there relation to the proposed development at Yarrawonga.
Project Regeneration
GrainCorp is investing $200 million to enhance the efficiency of its country grain storage
network under a new initiative known as “Project Regeneration”. The investment reflects
GrainCorp’s commitment to provide improved service to customers as international demand for
grain increases. Project Regeneration represents the single largest capital investment in the
country network in GrainCorp’s history. It will deliver a faster and more efficient rail capability
for the benefit of growers and grain buyers.
Project Regeneration involves four work-streams:
1. Reshaping the country network;
2. Localised cluster operations;
3. End-to-end export logistics; and
4. Rail loading improvements.
Through Project Regeneration, GrainCorp is seeking to
return up to 1 million tonnes of grain to rail, through reduced train cycle times and
streamlined, more reliable operations. Rail freight performance has been in decline for some
years. Slow loading and short sidings mean grain trains are shunted across multiple sites and
cycled slowly, creating both cost and complexity. Poor track conditions limit wagon weights
and track speed, adding to inefficiencies. It is estimated rail costs in eastern Australia are $10
per tonne higher than best practice, reducing returns to growers by around $180 million in an
average season.
GrainCorp’s investment will significantly improve our network’s interface with rail and help
reduce rail costs by $5 per tonne. However, the full benefits of our network investment – and
the rest of the $10 – can only be unlocked if there is also further investment by track owners
in the government-owned rail infrastructure that supports the entire industry. Reduced rail
costs are good for growers, as competition for grain will see buyers able to post higher bids for
grain.
Further information can be found at - http://www.graincorp.com.au/regeneration
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Hume Regional Strategic Plan 2010-2020
The Hume Region encompasses the local government area of Moira Shire Council and the
Township of Yarrawonga. The regional strategic plan has five major initiatives, with Economic
and Transport being the third and fourth items.
Economic – a package of activities that includes workforce skill development and attraction,
workforce retention strategies, opportunities to provide adult learning; agribusiness
development, transition and diversification; tourism coordination, promotion and
infrastructure; freight and logistics capacity; next generation ICT; and reliable energy
supplies.
Transport - a raft of actions that call for integrated transport systems, including public
transport, underpinning networked communities; major infrastructure upgrades and
improvements to the regions rail links; expansion of east-west public and freight transport
links; greater freight transport capacity; innovation for energy efficiency and low carbon
emission; and encouraging further construction and use of cycle and walking paths.
The proposed development is directly aligned to these objectives and supports;

Agribusiness development through faster, lower cost links to export markets and
expected $5 per ton better prices to farmers for grains adding $475,000 back into the
local Yarrawonga economy (based on a 95kt receivals per year).

Freight and logistics capacity through increased rail loading speed, reducing the
period of time trains take to load. Furthermore GrainCorp is working with
neighbouring business to propose a container loading hard standing. This opportunity
is proposed to provide rail loading facilities to business such as MultiCube for export
markets for products in shipping containers.

Improvements to the regions rail links through greater use of the railway
networking, this ensures that the region asset is used and maintained for now and into
the future.

Greater freight transport capacity is achieved through infrastructure investment
with existing grain storage at a more appropriate located for the Yarrawonga
community. This allows for greater operational flexibility in linking paddocks to ports
and world markets.
GrainCorp is currently upgrading the GrainCorp sites at Oaklands and Tocumwal. This further
support the operational use of the railway line in Yarrawonga and demonstrates the strategic
investment across the northern Victorian and Southern New South Wales regions by
GrainCorp. This provides confidence to the farming economy and delivers the necessary
supporting services and infrastructure that farmers need.
Further information can be found at –
http://www.rdv.vic.gov.au/victorian-regions/hume
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Tocumwal
Oaklands
Map 17: Future Directions for transport
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PROPOSED DEVELOPMENT
GrainCorp operates the Yarrawonga bunker site that includes the 16.44 Ha land parcel owned
by GrainCorp, refer to figure 2.
The proposed development also incorporates the adjoining VicTrack land and will require the
removal of a patch of native vegetation, identified in purpose in figure 2.
Native Vegetation Removal
Existing GrainCorp Site
Proposed Development
Figure 2 - Yarrawonga Bunker Site - Existing & Proposed Development
The proposed development consists of the follows components as shown in figures 3 and 4.
A new drive over receival hopper for grain to enter the out loading facility brought to site via
truck. This will allow for rapid in loading of grain and reduced truck waiting times for
unloading. The hopper will feed into the grain elevator to lift grain up into two 1500 ton silos
within the GrainCorp site. This allows for grain to be prepositioned prior to the train’s arrival.
When the train arrives the grain will be transferred back to the grain elevator and into the over
rail garner bin to load to train. There will be operational access for staff to operate and
maintain the infrastructure.
The loading of grain to rail is proposed to be at any time or any day of the week, this is to
minimise delays on transporting grain to Victorian ports.
Shown in the plan view is the proposed container loading hard stand. This is a proposed 25m
x 50m heavily reinforced concrete hard stand. This would allow for the loading of 40 foot long
shipping containers to train.
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Shown below is the elevation and plan views of the proposed development.
Rail / Property
Boundary
Figure 3 - Proposed Development in Elevation View
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Figure 4 - Proposed Development in Plan View
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STATE PLANNING POLICY FRAMEWORK
The following State Planning provisions are of relevance to this application.
CLAUSE 10 – OPERATION OF THE STATE PLANNING POLICY FRAMEWORK
It is the goal of the State Planning (Clause 10.02) that:
The State Planning Policy Framework seeks to ensure that the objectives of planning in Victoria
(as set out in Section 4 of the Planning and Environment Act 1987) are fostered through
appropriate land use and development planning policies and practices which integrate relevant
environmental, social and economic factors in the interests of net community benefit and
sustainable development.
It provides (Clause 10.04) that:
Planning authorities and responsible authorities should endeavour to integrate the range of
policies relevant to the issues to be determined and balance conflicting objectives in favour of
net community benefit and sustainable development for the benefit of present and future
generations.
Comment:
The proposed development is aligned with State and Local planning policies. It is an
appropriate development provides benefits to the community through improved economic
efficiency with grain handling, and relocating activities further from the residential community,
thereby improving the environment and social liveability.
CLAUSE 11.11 – HUME NORTH REGIONAL GROWTH
The objective of the Clause 11.10-1, a diversified economy is:
To develop a more diverse regional economy while managing and enhancing key
regional economic assets.
The relevant Strategies to achieve this objective are:
Plan for a more diverse and sustainable regional economy by supporting existing
economic activity and encouraging appropriate new and developing forms of industry,
agriculture, tourism and alternative energy production.
Support agricultural production through the protection and enhancement of
infrastructure and strategic resources such as water and agricultural land, including
areas of strategic agricultural land.
Support clustering of intensive rural industries and agricultural production to take
advantage of locational opportunities, including access to key infrastructure such as
transport, power, water, information and communications technology, and separation
from sensitive land uses.
Comment:
The proposed developed is supporting existing economic activity in agriculture through
targeted investment in grain handling to rail reducing costs and making for a more sustainable
regional economy. The proposed container hard standing creates opportunities for diverse
products to utilise the rail network providing lower cost transport to link with export markets.
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The proposal directly supports agricultural production through increased prices by reducing
transport and handling costs.
The proposal is supporting clustering of rural industries by investing to increase agricultural
productivity in infrastructure with a new grain out loading facility. This provides important rail
links to Victorian ports and domestic and international export markets. Furthermore the
development is taking advantage of the existing grain storage (bunker) site to remove the
need to convert existing farm land to a grain handling sites. The proposed container loading
hard stand further enhances the benefits to the region by providing alternative means of rail
transport.
The objective of the Clause 11.10-4, infrastructure is:
To improve people and freight movements and plan strategically for future
infrastructure needs.
The relevant Strategies to achieve this objective are:
Plan for freight connectivity to the network that is flexible and adaptable to changes in
the mix of commodities and freight logistic operations.
Support the region’s network of tracks and trails and activities that complement and
extend their use.
Support the development of freight and logistics precincts in strategic locations along
key regional freight corridors.
Comment:
The proposal is aligned to these strategies with a combination of bulk commodity and contain
loading capability generating significant flexibility to adapt to changes in markets while
ensuring freight connectivity. This delivers benefits across the rail network that ensure its
extended use.
The proposal creates the opportunity for a logistic precincts for grain and containerised fodder
within Yarrawonga with connection through to the ports of Victoria.
CLAUSE 13.04 – ENVIRONMENTAL RISKS – NOISE & AIR
The objective of the Clause 13.04-1, Noise abatement is:
To assist the control of noise effects on sensitive land uses.
The Strategy to achieve this objective is:
Ensure 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.
Comment:
The proposed development is to be industry best practice in grain out loading facilities. Noise
emissions will be minimised through latest design and construction techniques. This is
proposed to be achieved by the following actions:
 Separation distance of over 200m from residential areas.
 Relocation of the majority of grain handling out of the Township of Yarrawonga approx.
1.9km south of the current site.
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


The proposed works are to be connected to mains power avoiding the need of diesel
powered generators;
The receival hopper is below ground level, having the grain out loading impact
occurring underground further reducing sound, compared to lower cost above ground
hoppers.
The auger, bucket grain elevator and over road conveyor are fully sealed further
minimising noise.
GrainCorp has no records of complaints for the Yarrawonga bunker site. Furthermore, EPA
recommended separation distance in EPA publication 1518 of 250m for “grain and stockfeed
mill and handling facility” (assuming handling 20,000 tonnes at least per year). While the
250m is not achieved to property boundary, there is greater than 250m from the proposed
development to houses. Furthermore the site has a large earthen bank on the southern
boundary, which further reduces noise from ground based sources.
GrainCorp has meet with the eight neighbours (Tuesday 26 July 2016) that are within the
300m radius of the proposed development. There were no concerns from residents regarding
the proposed development. Please refer to the GrainCorp information letter given to
neighbours in the appendix of this report.
The site was chosen based on the access to the railway line, the significant capital investment
in grain storage and seal road access. No other alternative location was identified that
provided the available grain storage, railway and road access to match the selected site.
The proposed developed is expected to further reduce the current noise emission from grain
handling activities within the township of Yarrawonga at the existing rail loading facility. The
proposed development shall relocate much of the grain out loading activities outside of the
township to the grain receival site on the Yarrawonga – Benalla Road approximately 1,900
metres south of the existing site.
There is an expected net benefit of noise emissions reduction for residents due to the
increased separation distance from grain out loading facility to rail. The approximate
separation distance is over 200m from the closest residential zone to the grain elevator,
compared to the current approximate separation distance of 50m.
The operations of the grain out loading facility is proposed to be 24 hours per day, seven days
per week. The operational noise as previously discussed is planned to be minimised with all
fixed infrastructure proposed as part of the development. The noise from the development
should not include train noise from within the rail corridor.
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The objective of the Clause 13.04-2, Air Quality is:
To assist the protection and improvement of air quality.
The Strategy to achieve this objective is:
Ensure that land-use planning and transport infrastructure provision contribute to
improved air quality by:
 Integrating transport and land-use planning to improve transport accessibility and
connections.
 Locating key developments that generate high volumes of trips in the Central
Activity District, Principal and Major Activity Centres.
 Providing infrastructure for public transport, walking and cycling.
Ensure, wherever possible, that there is suitable separation between land uses that reduce
amenity and sensitive land uses.
Comment:
The proposed development is to be industry best practice in grain out loading facilities. Dust
emissions will be minimised through latest design and construction techniques. This is
proposed to be achieved by the following actions:
 Separation distance of over 200m from residential zones reduces the potential dust
impacts on residents;
 The receival hopper is below ground level, having the grain out loading impact
occurring underground further reducing dust, compared to lower cost above ground
hoppers.
 The auger, bucket grain elevator and over road conveyor are fully sealed preventing
dust.
 A train load of grain can be prepositioned within silos on site. This minimises dust by
allowing GrainCorp to pre load the storage grain days in advance in the case of high
winds that may make bunker use dangerous and risk dust generation. The train
loading point is over 200m from residential zones further minimising potential dust
impacts.
 The rail loading spout directs the grain into the wagon minimising falling grain’s
exposure to passing wind.
 The roads within the Yarrawonga bunker site are well established and maintained,
minimising the dust generated from truck movements.
The selection of the site was chosen based on the access to the railway line, the significant
capital investment in grain storage and seal road access. No other alternative location was
identified that provided the available grain storage, railway and road access to match the
selected site.
It is acknowledge that grain dust can reduce air quality. The proposed development is
expected to improve air quality at times of grain out loading, due to the majority of these
activities being relocated approximately 1,900m south, outside the Yarrawonga township. This
relocation greatly increasing the separation distance from residents. Furthermore truck
movements to and within the township are expected to reduce with an out loading facility
being co-located with the existing grain receival site, further reducing dust generated from
trucks.
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CLAUSE 15.03 – HERITAGE
The objective of the Clause 15.03-2, Aboriginal Cultural Heritage is:
To ensure the protection and conservation of places of Aboriginal cultural heritage
significance.
The Strategy to achieve this objective is:
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.
Comment:
The proposed development site is heavily disturbed by past construction of the bunker site and
railway line. The proposed development has a setback distance well over 200m from the
watercourse, which is in compliance of the regulated required setback of 200m. There are no
places of Aboriginal cultural heritage significance identified on the site or associated public
land.
CLAUSE 18.01 – INTEGRATED TRANSPORT
The objective of the Clause 18.01-1, Land use and transport planning is:
To create a safe and sustainable transport system by integrating land-use and
transport.
The Strategy to achieve this objective is:
Develop transport networks to support employment corridors that allow circumferential
and radial movements.
Plan urban development to make jobs and community services more accessible by:
 Ensuring access is provided to developments in accordance with forecast
demand, taking advantage of all available modes of transport and to minimise
adverse impacts on existing transport networks and the amenity of surrounding
areas.
Comment:
The proposed development will integrate rail with road networks maximising rail transport for
grain handling while reducing trucking routes on local roads. This outcome is directly aligned
with the planning schemes integrated transport strategy.
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The objective of the Clause 18.01-2, Transport System is:
To coordinate development of all transport modes to provide a comprehensive transport
system.
The Strategy to achieve this objective is:
Locate transport routes to achieve the greatest overall benefit to the community and
with regard to making the best use of existing social, cultural and economic
infrastructure, minimising impacts on the environment and optimising accessibility,
safety, emergency access, service and amenity.
Locate and design new transport routes and adjoining land uses to minimise disruption
of residential communities and their amenity.
Plan or regulate new uses or development of land near an existing or proposed
transport route to avoid detriment to, and where possible enhance the service, safety
and amenity desirable for that transport route in the short and long terms.
Ensure careful selection of sites for freight generating facilities to minimise associated
operational and transport impacts to other urban development and transport networks.
Comment:
The location of the proposed development is ideal for generating economic development with
minimal impacts to the environment, no loss of cultural sites and greater separation from
residential zones minimising disruption and improving their amenity.
The proposed development is expected to provide improved safety by reducing trucking within
the Yarrawonga Township in the short and long term.
The proposed development also aligns with the Hume regional strategic plan 2010-2020,
highlighting the alignment with economic and transport major initiatives.
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CLAUSE 18.05 – FREIGHT
The objective of the Clause 18.05-1, Develop freight links is:
To further develop the key transport gateways and freight links and maintain Victoria’s
position as the nation’s premier logistics centre.
The Strategy to achieve this objective is:
Improve the freight and logistics network to optimise freight handling.
Comment:
The proposed development is planned to improve the freight and logistics of grain handling to
Victorian ports, while reducing truck movements on the regional road network.
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LOCAL PLANNING POLICY FRAMEWORK
The Local Planning Policy Framework provides support for the proposed development.
CLAUSE 21.03 – ENVIRONMENT
Key Issues and Challenges
The key planning issues and challenges facing the Moria Shire relating to the environment
include:







Ensuring the Council’s decision making has regard to and implements endorsed
State and Regional Environmental Planning Policies and Strategies;
Protection of the Shires natural features and bioregions;
Management and control of water table and salinity;
Management of and control of issues relating to flooding;
Co-ordinated management of available land and water resources;
Effective management of effluent disposal; and
Protection of historic sites.
Comment:
The proposed development avoids impacts on water tables, salinity, is not within a flooding or
LSIO and avoid historic sites. Effluent disposal is not required as the works will not have toilet
facilities and stormwater runoff is directed to the site dam.
The proposed development has undertaken an ecological assessment of the area. This has
been used to select a railway alignment that minimised the environmental impact. The total
extent of the out loading facilities impact on native vegetation is 0.339 ha; with a calculated
general offset amount of 0.01 general biodiversity equivalence units. This area relates to the
rail siding.
GrainCorp are further investigating direct railway loading option to avoid the need to construct
an 800m railway siding. Both options are subject to railway authority approval and until a final
position is known GrainCorp has taken a conservative approach allowing for the additional
800m railway siding in this planning permit application.
Refer to the ecological assessment report in the Appendix E.
CLAUSE 21.05 – ECONOMIC DEVELOPMENT
Key Issues and Challenges
The key planning issues and challenges facing the Moira Shire relating to economic
development include:




The protection of the agricultural land resource from inappropriate use, development
and subdivision;
Encouraging the on-going development of the Shire’s primary production output;
Facilitating the expansion of the Shire’s value adding processing industries; and
Enhancing the growth, development and diversification of the Shire’s tourism industry
while ensuring the long-term protection and viability of the Shire's natural assets.
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Comment:
The proposed development is directly aligned with supporting primary production output. It is
estimated the proposed development shall increase grain prices at Yarrawonga by $5 per ton
from farmers with an estimate benefits of $600,000 per year back to Farmers.
In reference to clause 21.05-3, the proposed works will be an economic driver to the region for
agriculture. With this new investment it shall facilitate industrial development in areas which
promote the most effective use of existing rail and grain handling assets. This proposal has
been planned in a manner that maintains access to necessary social infrastructure while
ensuring that industrial development does not compromise the current or future liveability of
Yarrawonga.
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ZONING
CLAUSE 33.01 – INDUSTRIAL 1 ZONE
The current facility (reference figure 3) is in the Industrial 1 Zone (IN1Z)
(Clause 33.01 of the Moira Shire Council Planning Scheme).
The purpose of the Industrial 1 Zone is:

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 manufacturing industry, the storage and distribution of goods and
associated uses in a manner which does not affect the safety and amenity of local
communities.
Clause 33.01-1 relates to use of land in the IN1Z. As existing use rights apply to the use of the
GrainCorp Site.
Clause 33.01-4 relates to building and works with the IN1Z.
A permit is required to construct a building or construct or carry out works.
GrainCorp is able to confirm that the minimum distance between the proposed grain elevator
and the residential zone is 45m.
In reference to 33.01-4 Exemption from notice and review
“An application is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the
decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of
the Act. This exemption does not apply to an application for a building or works within
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30 metres of land (not a road) which is in a residential zone or land used for a hospital or an
education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an
education centre.”
Comment:
The proposed buildings and works accords with the purpose of the zone and satisfies the
matters set out in the relevant decision guidelines. In particular:

The proposal satisfies relevant State and Local policy frame works, including the
Municipal Strategic Statement and local planning policies.

No natural or cultural values on or near the land will be impacted by the proposal.

The proposal does not impact on the Streetscape character and is setback over 500m
from the Benalla – Yarrawonga Road.

The proposal has industrial Built form consistent with many grain handling facilities
across Australia. The proposed works are not likely to be visible from the road, with the
works fronting the railway reserve. The proposed built form is considered appropriate
for the site.

Landscape treatment for the proposal is to be minimal. Gravel access road and concrete
areas are proposed to be reinstated surrounding the works. This is considered an
appropriate treatment within the existing industrial landscape of the site and the
surrounding area.

Interface with non-industrial areas from the proposal has been taken into consideration
through the location of the proposal achieving a separation distance of over 200m from
the nearest residential boundary. Furthermore GrainCorp has provide information about
the proposal to all residential within 300m of the location of works, refer to Appendix F.
No concerns have been raised to date in response to the information letter.

Parking and site access will remain unchanged and will not be impacted by the proposal.

Loading and service areas will remain unchanged and will not be impacted by the
proposal.

Outdoor storage is not proposed. All grain is to be stored within grain bunkers or the
proposal grain silos.

The proposal will have suitable lighting for safety, operation and maintenance that will
be positioned to avoid adverse impacts on residents and other businesses.

The proposal will be design to manage stormwater discharge within the existing sites
drainage system.
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CLAUSE 36.01 – PUBLIC USE ZONES 4 (TRANSPORT)
A portion of the land to be developed is in the Public Use Zone 4 (PUZ4) and the purpose of
the PUZ4 is:

To implement the State Planning Policy Framework and the Local Planning Policy
Framework, including the Municipal Strategic Statement and local planning policies.

To recognise public land use for public utility and community services and facilities.

To provide for associated uses that are consistent with the intent of the public land
reservation or purpose.
The proposed development does not require a planning permit for the use or development of
the land for rail related uses.
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OVERLAYS
Land Subject to Inundation Overlay (LSIO)
Comment:
There are no impacts on the proposed building or works in the area subject to the Land
Subject to Inundation Overlay (LSIO)
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CLAUSE 50 – PARTICULAR PROVISIONS
CLAUSE 52.17 – NATIVE VEGETATION
Purpose
To ensure permitted clearing of native vegetation results in no net loss in the contribution
made by native vegetation to Victoria’s biodiversity. This is achieved through the following
approach:





Avoid the removal of native vegetation that makes a significant contribution to
Victoria’s biodiversity.
Minimise impacts on Victoria’s biodiversity from the removal of native vegetation.
Where native vegetation is permitted to be removed, ensure that an offset is provided
in a manner that makes a contribution to Victoria’s biodiversity that is equivalent to the
contribution made by the native vegetation to be removed.
To manage native vegetation to minimise land and water degradation.
To manage native vegetation near buildings to reduce the threat to life and property
from bushfire.
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Environmental Impact Area is shown in Red.
A permit is required to remove, destroy or lop native vegetation, including dead native
vegetation.
The proposed development has had an ecological assessment completed for the area
impacted, undertaken by Ecology and Heritage Partners.
The proposed development has been able to achieve a site location that has minimal impact on
native vegetation. The ecological assessment details the type of native vegetation that needs
to be offset.
Refer to the ecological assessment report in the Appendix E for details of native vegetation to
be removed to allow for construction of the railway siding.
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SITE PHOTOS
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1. GrainCorp Yarrawonga Bunker Railway Reserve – Looking North towards Yarrawonga CBD
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2. GrainCorp Yarrawonga Bunker Proposed Development Location – Looking South
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3. GrainCorp Yarrawonga Bunker Site Access off Yarrawonga-Benalla Road
4. Aerial photograph of Existing Yarrawonga Bunker Site
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CONCLUSION
The development proposed for the subject land is to construct a grain out loading facility from
the existing GrainCorp bunker site to the rail garner bins to be constructed in the new railway
siding.
The development of the land is consistent with both State and local planning policy and
satisfies the objectives.
It is planned that the development will have the following benefits to the community:
•
•
Increased freight move to rail from roads, reducing trucking impacts on the regional
road network and local infrastructure.
Significantly reduced truck movements from the GrainCorp bunker site to the current
rail facility in Yarrawonga, resulting in reduced dust and noise within the township of
Yarrawonga.
Accordingly it is considered that the proposed development is well founded and that a permit
should be issued for the proposed building and works.
Tyson Fehring
Project Manager
A: 27 Adams Street, Marong, Victoria, 3515
E: [email protected]
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